DRC Summary 05-20-2021To: Mayor and City Council Members
Planning Commissioners
From: Benjamin Fu, Director of Community Development
Date: May 21, 2021
Subj: REPORT OF DESIGN REVIEW COMMITTEE FINAL DECISIONS
MADE
May 20, 2021
Chapter 19.12.170 of the Cupertino Municipal code provides for
Appeal of decisions made by the Design Review Committee
1.Application
EXC-2020-005, TN Design (Kumar residence), 10290 Imperial Ave
Description
R-1 Exception Permit to allow the construction of a new 3,026 SF single-story
residence with reduced side-yard setbacks of 5' on each side, where a combined
side-yard setback of 15' is typically required in the R1-7.5 zoning district.
Action
The Design Review Committee approved the application on a 2-0-0 vote.
This is effective May 20, 2021. The fourteen-calendar day appeal will expire
on June 3, 2021.
Enclosures:
Design Review Committee Report of May 20, 2021
Resolution No(s). 335
Plan set
OFFICE OF COMMUNITY DEVELOPMENT
CITY HALL
10300 TORRE AVENUE • CUPERTINO, CA 95014-3255
(408) 777-3308 • FAX (408) 777-3333 • planning@cupertino.org
DESIGN REVIEW COMMITTEE STAFF REPORT
Meeting: May 20, 2021
Subject:
R-1 Exception Permit to consider allowing the construction of a new 3,026 SF single-story
residence with reduced side-yard setbacks of five feet on each side, where a combined
side-yard setback of 15 feet is usually required in the R1-7.5 zoning district. (Application
No.: EXC-2020-005; Applicant: T.N. Design (Kumar residence); Location: 10290 Imperial
Avenue; APN: 357-19-053)
Recommended Action:
That the Design Review Committee adopt the draft resolution (Attachment 1) to:
1. Find the project exempt from CEQA; and
2. Approve the R-1 Exception (EXC-2020-005).
Project Data:
General Plan Designation: Residential (0-4.4 DU/Ac.)
Zoning Designation: R1-7.5
General Plan Neighborhood: Monta Vista
Site Development
Regulations:
Required/
Allowed Existing Proposed
Lot Area 7,500 sq. ft. 6,726 sq. ft. No change
Lot Width 60’ 50’ No change
Floor Area 45% FAR ~2,910 sq. ft.
(43%)
3,026 sq. ft.
(45%)
Lot Coverage: 50% N/A 3,363 sq. ft.
(50%)
1st Floor Setbacks: Required Existing Proposed
Front 20’-0” ~24’-9” 24’-8”
Side Combined 15’ ~8’-8” Left
~5’-6” Right
5’ Left
5’ Right
10’ Combined
Rear 20’-0” ~61’ 29’-6”
Project Consistency with:
General Plan: Yes
Zoning: No, exception requested for reduced side-yard
setbacks of 10’ combined.
Environmental Assessment: Categorically Exempt per Sections 15303 (Class 3) of
the California Environmental Quality Act (CEQA)
Background:
Site Description
The subject single-family residential property
is located on Imperial Avenue in the Monta
Vista neighborhood (Figure 1). The site is
surrounded by planned development light
industrial, P(ML), to the north and east, with
other single-family residential uses to the
south and west.
The existing single-story residence was
originally built under the County of Santa
Clara’s jurisdiction in 1961 and was annexed
into the City in 2004. The existing lot is
substandard in area at 6,726 square feet where
7,500 square feet is the minimum lot area for
R1-7.5 zoned properties. Furthermore, the lot
is substandard in lot width at 50 feet, which is
10 feet less than the minimum lot width of 60 feet required for R1-7.5 properties.
Discussion:
Applicant Request
The applicant, Nghi Le, representing the property owner, Sandeep Kumar, is proposing
to demolish an existing residence and detached structure in the rear to construct a new
3,026 sq. ft. single-story residence with an attached garage and new landscaping in the
front and rear yards. The project requires an R-1 Exception for the proposed five-foot first
floor side-yard setbacks on either side of the home. The City’s Municipal Code (Chapter
19.12) requires Design Review Committee review for all R-1 Exception applications.
Side-Yard Setback Exception
The project site is located in the Monta Vista neighborhood where there are numerous
lots that are substandard in width. The original subdivision in this neighborhood
subdivided lots into 25 feet in width. Over time, many lots were conveyed together and
Figure 1: Vicinity Aerial
(subject property outlined in blue) IMPERIAL AVE OLIVE AVE ORANGE AVE ALCAZAR AVE
eventually merged into 50-foot-wide lots as allowed by the Subdivision Map Act.
Furthermore, much of Monta Vista was developed in the County under different
development regulations. Consequently, many of the neighboring homes have side-yard
setbacks that do not conform to the City of Cupertino’s development regulations.
The R-1 Ordinance requires a combined 15-foot first floor side-yard setback, with no side
yard setback less than five feet from the property line. The R-1 Ordinance allows
properties located in the R1-5 zoning district (Rancho Rinconada neighborhood), where
there are several hundred lots that have a lot width between 47 feet and 51 feet, to have
minimum five-foot side-yard setbacks on both sides. These reduced side-yard setbacks
therefore allow greater flexibility for smaller and narrower lots to construct a reasonable
and balanced, floor plan and front elevation.
Given the project’s lot area and width constraints, the applicant is requesting the five-foot
side-yard setback exception. There have been other properties for which a reduced side
yard setback has been approved due to being narrow and smaller sized lots. While
research indicates that some of these residences were built under the County of Santa
Clara’s jurisdiction with varying building setback and development parameters that are
considered non-conforming under the City's requirements, there are eight recent first
floor side-yard setback exception approvals1 in the neighborhood to allow five-foot first
floor side yard setbacks on either side. See Attachment 3 for a map of R1-zoned Monta
Vista residences with existing first floor side-yard setbacks less than 15 feet combined.
Project Design
The proposed single-story residence
(Figure 2) is designed to meet all
aspects of the R-1 Ordinance, with
the exception of the first-floor side-
yard setbacks. The proposed design
is generally consistent with the
Single-Family Residential Design
Guidelines and is compatible with
other homes in the neighborhood in
terms of massing and design with
the architect proposing a design that
features neutral-colored stucco and stone veneer. The site is not subject to the Monta Vista
Design Guidelines, which regulate architectural style and materials within a portion of
the Monta Vista Specific Plan area.
1 Note: Prior to 2005, 5-foot first floor side-yard setbacks were allowed for all lots 60’ or less in width and
less than 6,000 sq. ft. in size, without the need for an exception throughout the City. This was amended by
the City Council in 2005.
Figure 2: Proposed Design
Site Improvements
The scope of work includes the installation of new landscaping in the front and rear yards
comprised of turf, mulch, and a mixture of drought-tolerant plantings and decorative
trees. As a condition of approval, the applicant shall submit a Prescriptive Compliance
Application or a full Landscape Documentation Package prior to Building Permit
issuance per the Water Efficient Landscape Ordinance (Chapter 14.15) of the Cupertino
Municipal Code. There are no proposed tree removals as part of this project.
The existing 6-foot heigh CMU wall along the entire length of the shared property line
between the industrial property to the north and the subject property shall remain, per
the conditions of approval of a previously approved Use Permit (U-1991-01) for the
industrial property at 10280 Imperial Avenue. As part of their final landscape package
prior to Building Permit issuance, the applicant will include drought-tolerant taller
plantings along the portion of the CMU wall located within the front yard setback to
provide visual relief and screening. The landscaping will also help provide a transition
between the light industrial uses to the north and the single-family residential uses to the
south of the subject property. These plantings must be maintained as a condition of
approval as long as the requirement to retain the CMU wall remains.
The project shall comply with the requirements indicated on the Public Work
Confirmation Form dated October 22, 2020, including but not limited to providing street
improvement designs to be reviewed and approved by the Director of the Public Works
Department prior to Building Permit issuance.
Environmental Assessment
This project is categorically exempt from the requirements of the California
Environmental Quality Act (CEQA) per Section 15303: New construction or conversion
of small structures.
Public Outreach and Noticing
The following table is a brief summary of the noticing done for this project:
Notice of Public Hearing and Intent,
Site Notice & Legal Ad
Agenda
Site Signage (10 days prior to the
hearing)
7 public hearing notices mailed to
adjacent property owners (10 days
prior to the hearing)
Posted on the City’s official notice bulletin
board (one week prior to the hearing)
Posted on the City of Cupertino’s website
(one week prior to the hearing)
No public comments have been received as of the date of production of this staff report.
Permit Streamlining Act
This project is subject to the Permit Streamlining Act (Government Code Section 65920 –
65964). The City has complied with the deadlines found in the Permit Streamlining Act.
Project Received: September 11, 2020; Deemed Incomplete: October 9, 2020
2nd Submittal Received: January 20, 2021; Deemed Incomplete: February 18, 2021
3rd Submittal Received: March 26, 2021; Deemed Complete: April 9, 2021
The City has up to 60 days from the date of deeming the project complete (until June 9,
2021) to make a decision on the project.
Conclusion
Staff recommends approval of the project since the project and conditions of approval
address all concerns related to the proposed project and all of the findings for approval of
the proposed project, consistent with Chapter 19.28 of the Cupertino Municipal Code, may
be made.
With respect to the R-1 Exception, the following findings may be made:
1. The literal enforcement of this chapter will result in restrictions inconsistent with the
spirit and intent of this chapter.
The project is consistent with the intent of the R-1 Ordinance in that it minimizes visual
impacts to adjacent residential properties and that it is compatible with other homes in the
neighborhood. The five-foot side-yard setbacks are appropriate to allow for a functional floor
plan and a balanced, aesthetically pleasing front elevation, that is not dominated by a two-car
garage door, on a substandard lot.
2. The proposed development will not be injurious to property or improvements in the
area, nor be detrimental to the public and safety, health and welfare.
The project will not be detrimental or injurious to property or improvements in the vicinity,
and will not be detrimental to the public health, safety, or welfare. The project is a single-story
single-family residence that is compatible with other homes in the neighborhood in terms of
massing and overall design.
3. The exception to be granted is one that will require the least modification of the
prescribed design regulation and the minimum variance that will accomplish the
purpose.
Due to the substandard lot width of the subject property and the two-car garage requirement
for new homes, the strict application of the prescribed side-yard setback requirement per the R-
1 Ordinance would create a situation that would result in an unbalanced floor plan and front
elevation. All other aspects of the project comply with the R-1 Ordinance in terms of height,
building envelope, front and rear setbacks, and design. The intent of the R-1 Ordinance is met
since the R-1 Exception would result in a house that is comparable in siting, scale, and design
as others in the neighborhood.
4. The proposed exception will not result in significant visual impact as viewed from
abutting properties.
The project is a single-story single-family residence that is consistent with other existing homes
in the Monta Vista neighborhood. The granting of a side-yard setback exception is not
anticipated to create adverse visual impacts as viewed from abutting properties as it will allow
for a balanced front elevation on the substandard lot. All other aspects of the project comply
with the R-1 Ordinance in terms of height, building envelope, front and rear setbacks, and
design.
Next Steps
Should the project be approved, the Design Review Committee’s decision on this
proposal is final unless an appeal is filed within 14 calendar days of the date of the
decision, on June 3, 2021. The applicant may apply for building and other permits at the
end of the appeal period.
This approval expires on May 20, 2022, at which time the applicant may apply for a one-
year extension.
Prepared by: Erika Poveda, Associate Planner
Reviewed and Approved by: Piu Ghosh, Planning Manager
ATTACHMENTS:
1 – Draft Resolution
2 – Plan Set
3 – Monta Vista Residences with Reduced First-Floor Side-Yard Setbacks
EXC-2020-005
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO. 335
OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO
APPROVING AN R-1 EXCEPTION TO ALLOW THE CONSTRUCTION OF A
NEW 3,026 SQUARE-FOOT SINGLE-STORY RESIDENCE WITH REDUCED
SIDE-YARD SETBACKS OF FIVE FEET ON EACH SIDE, WHERE A
COMBINED SIDE-YARD SETBACK OF 15 FEET IS TYPICALLY REQUIRED IN
THE R1-7.5 ZONING DISTRICT
SECTION I: PROJECT DESCRIPTION
Application No.: EXC-2020-005
Applicant: T.N. Design (Kumar residence)
Location: 10290 Imperial Avenue; APN: 357-19-053
SECTION II: FINDINGS
WHEREAS, the Design Review Committee of the City of Cupertino received an
application for an Exception from the Single-Family Residential Zoning regulations as
described in Section I. of this Resolution; and
WHEREAS, the Project is Categorically Exempt from the requirements of the California
Environmental Quality Act pursuant to Section 15303 Class 3 (New construction or
conversion of small structures); and
WHEREAS, the necessary notices have been given in accordance with the Procedural
Ordinance of the City of Cupertino, and the Design Review Committee has held at least
one Public Meeting on this matter; and
WHEREAS, the applicant has met the burden of proof required to support said
application; and
WHEREAS, the Design Review Committee finds the following with regard to the
exception for this application:
1. The literal enforcement of this chapter will result in restrictions inconsistent with the
spirit and intent of this chapter.
The project is consistent with the intent of the R-1 Ordinance in that it minimizes visual
impacts to adjacent residential properties and that it is compatible with other homes in the
Resolution No. 335 EXC-2020-005 May 20, 2021
Page - 2 -
neighborhood. The five-foot side-yard setbacks are appropriate to allow for a functional floor
plan and a balanced, aesthetically pleasing front elevation, that is not dominated by a two-car
garage door, on a substandard lot.
2. The proposed development will not be injurious to property or improvements in the
area, nor be detrimental to the public and safety, health and welfare.
The project will not be detrimental or injurious to property or improvements in the vicinity,
and will not be detrimental to the public health, safety, or welfare. The project is a single-story
single-family residence that is compatible with other homes in the neighborhood in terms of
massing and overall design.
3. The exception to be granted is one that will require the least modification of the
prescribed design regulation and the minimum variance that will accomplish the
purpose.
Due to the substandard lot width of the subject property and the two-car garage requirement
for new homes, the strict application of the prescribed side-yard setback requirement per the R-
1 Ordinance would create a situation that would result in an unbalanced floor plan and front
elevation. All other aspects of the project comply with the R-1 Ordinance in terms of height,
building envelope, front and rear setbacks, and design. The intent of the R-1 Ordinance is met
since the R-1 Exception would result in a house that is comparable in siting, scale, and design
as others in the neighborhood.
4. The proposed exception will not result in significant visual impact as viewed from
abutting properties.
The project is a single-story single-family residence that is consistent with other existing homes
in the Monta Vista neighborhood. The granting of a side-yard setback exception is not
anticipated to create adverse visual impacts as viewed from abutting properties as it will allow
for a balanced front elevation on the substandard lot. All other aspects of the project comply
with the R-1 Ordinance in terms of height, building envelope, front and rear setbacks, and
design.
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of the maps, facts, exhibits, testimony and other evidence
submitted in this matter, subject to the conditions which are enumerated in this Resolution
beginning on PAGE 3 thereof, the application for an Exception to the Single-Family
Residential Ordinance regulations, Application no. EXC-2020-005 is:
1. Exempt from CEQA and
2. Hereby APPROVED, and
That the sub-conclusions upon which the findings and conditions specified in this
Resolution are based and contained in the Public Meeting record concerning Application
Resolution No. 335 EXC-2020-005 May 20, 2021
Page - 3 -
no. EXC-2020-005 as set forth in the Minutes of Design Review Committee Meeting of
May 20, 2021 and are incorporated by reference as though fully set forth herein.
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY
DEVELOPMENT DEPT.
1. APPROVED EXHIBITS
The approval is based on the plan set titled “A Planning Application For: Kumari
Residence, 10290 Imperial Ave., Cupertino, CA 95014,” consisting of 14 sheets, labeled
“A0.00, A1.01, A1.02, A1.03, A1.04, A2.11, A2.21, A2.40, A3.01, A3.02, A4.01, A7.01,
C1, and L1,” except as may be amended by the Conditions contained in this
Resolution.
2. ACCURACY OF THE PROJECT PLANS
The applicant/property owner is responsible to verify all pertinent property data
including but not limited to property boundary locations, building setbacks, property
size, building square footage, any relevant easements and/or construction records.
Any misrepresentation of any property data may invalidate this approval and may
require additional review.
3. ANNOTATION OF THE CONDITIONS OF APPROVAL
The conditions of approval set forth shall be incorporated into and annotated on the
building plans.
4. COMPLIANCE WITH PUBLIC WORKS CONFIRMATION FORM
The project shall comply with the requirements indicated on the Public Works
Confirmation form dated October 22, 2020, including, but not limited to, dedications,
easements, off-site improvements, undergrounding of utilities, all necessary
agreements, and utility installations/relocations as deemed necessary by the Director
of Public Works and required for public health and safety. The Public Works
Confirmation is a preliminary review, and is not an exhaustive review of the subject
development. Additional requirements may be established and implemented during
the construction permitting process. The project construction plans shall address these
requirements with the construction permit submittal, and all required improvements
shall be completed to the satisfaction of the Director of Public Works prior to final
occupancy.
5. CONSULTATION WITH OTHER DEPARTMENTS
The applicant is responsible to consult with other departments and/or agencies with
regard to the proposed project for additional conditions and requirements. Any
Resolution No. 335 EXC-2020-005 May 20, 2021
Page - 4 -
misrepresentation of any submitted data may invalidate an approval by the
Community Development Department.
6. CMU WALL & LANDSCAPING
Prior to issuance of building permits, the applicant shall provide landscaping as part
of the final landscape package to be installed within the front yard along the portion
of the CMU wall located on the northerly property line. Landscaping is intended to
provide visual relief, and shall consist of drought-tolerant, taller plantings, be
appropriately irrigated and maintained by the property owner and recorded as
protected plantings, until such time as the CMU wall is not required to be retained by
the City.
7. LANDSCAPE PROJECT SUBMITTAL
Prior to issuance of building permits, the applicant shall submit a full Landscape
Documentation Package, per sections 14.15.050 A, B, C, and D of the Landscape
Ordinance, for projects with landscape area 500 square feet or more or elect to submit
a Prescriptive Compliance Application per sections 14.15.040 A, B, and C for projects
with landscape area between 500 square feet and 2,500 square feet. The Landscape
Documentation Package or Prescriptive Compliance Application shall be reviewed
and approved to the satisfaction of the Director of Community Development prior to
issuance of building permits, and additional requirements per sections 14.15.040 D, E,
F, and G or 14.15.050 E, F, G, H, and I will be required to be reviewed and approved
prior to final inspections.
8. EXTERIOR BUILDING MATERIALS/TREATMENTS
The final building exterior plan shall closely resemble the details shown on the
original approved plans. Final building exterior treatment plan (including but not
limited to details on exterior color, materials, architectural treatments, doors,
windows, lighting fixtures, and/or embellishments) shall be reviewed and approved
by the Director of Community Development prior to issuance of building permits to
ensure quality and consistency. Any exterior changes determined to be substantial
by the Director of Community Development shall either require a modification to this
permit or a new permit based on the extent of the change.
9. DEMOLITION REQUIREMENTS
All demolished building and site materials shall be recycled to the maximum extent
feasible subject to the Building Official. The applicant shall provide evidence that
materials were recycled prior to issuance of final demolition permits.
Resolution No. 335 EXC-2020-005 May 20, 2021
Page - 5 -
10. DUST CONTROL
The following construction practices shall be implemented during all phases of
construction for the proposed project to prevent visible dust emissions from leaving
the site:
a) Water all exposed surfaces areas (e.g., parking areas, staging areas, soil piles,
graded areas, and unpaved access roads) at least twice daily and more often
during windy periods to prevent visible dust from leaving the site; active areas
adjacent to windy periods; active areas adjacent to existing land uses shall be kept
damp at all times, or shall be treated with non-toxic stabilizers or dust palliatives.
b) All haul trucks transporting soil, sand, or other loose material off-site shall be
covered.
c) All visible mud or dirt track-out onto adjacent public roads shall be removed using
wet power vacuum street sweepers at least once per day. The use of dry power
sweeping is prohibited.
d) All vehicle speeds on unpaved roads shall be limited to 15 mph.
e) All roadways, driveways, and sidewalks to be paved shall be completed as soon
as possible. Building pads shall be laid as soon as possible after grading unless
seeding or soil binders are used.
f) Idling times shall be minimized either by shutting equipment off when not in use
or reducing the maximum idling time to 5 minutes (as required by the California
airborne toxics control measure Title 13, Section 2485 of California Code of
Regulations [CCR]). Clear signage shall be provided for construction workers at
all access points.
g) All construction equipment shall be maintained and properly tuned in accordance
with manufacturer’s specifications. All equipment shall be checked by a certified
mechanic and determined to be running in proper condition prior to operation.
h) Post a publicly visible sign with the telephone number and person to contact at the
Lead Agency regarding dust complaints. This person shall respond and take
corrective action within 48 hours. The Air District’s phone number shall also be
visible to ensure compliance with applicable regulations.
i) The applicant shall incorporate the City’s construction best management practices
into the building permit plan set.
11. GRADING AND CONSTRUCTION HOURS AND NOISE LIMITS
a) All grading activities shall be limited to the dry season (April 15 to October 1),
unless permitted otherwise by the Director of Public works.
b) Construction hours and noise limits shall be compliant with all requirements of
Chapter 10.48 of the Cupertino Municipal Code.
Resolution No. 335 EXC-2020-005 May 20, 2021
Page - 6 -
c) Grading, street construction, underground utility and demolition hours for work
done more than 750 feet away from residential areas shall be limited to Monday
through Friday, 7 a.m. to 8 p.m. and Saturday and Sunday, 9 a.m. to 6 p.m.
Grading, street construction, demolition or underground utility work within 750
feet of residential areas shall not occur on Saturdays, Sundays, holidays, and
during the nighttime period as defined in Section 10.48.053(b) of the Municipal
Code.
d) Construction activities shall be limited to Monday through Friday, 7 a.m. to 8 p.m.
and Saturday and Sunday, 9 a.m. to 6 p.m. Construction activities are not allowed
on holidays as defined in Chapter 10.48 of the Municipal Code. Night time
construction is allowed if compliant with nighttime standards of Section 10.48 of
the Cupertino Municipal Code.
e) Rules and regulations pertaining to all construction activities and limitations
identified in this permit, along with the name and telephone number of an
applicant appointed disturbance coordinator, shall be posted in a prominent
location at the entrance to the job site.
f) The applicant shall be responsible for educating all contractors and subcontractors
of said construction restrictions.
The applicant shall comply with the above grading and construction hours and noise
limit requirements unless otherwise indicated.
12. INDEMNIFICATION
As part of the application, to the fullest extent permitted by law, the applicant shall
agree to indemnify, defend with the attorneys of the City’s choice, and hold harmless
the City, its City Council, and its officers, employees, and agents (collectively, the
“indemnified parties”) from and against any liability, claim, action, cause of action,
suit, damages, judgment, lien, levy, or proceeding (collectively referred to as
“proceeding”) brought by a third party against one or more of the indemnified parties
or one or more of the indemnified parties and the applicant related to any Ordinance,
Resolution, or action approving the project, the related entitlements, environmental
review documents, finding or determinations, or any other permit or approval
authorized for the project. The indemnification shall include but not be limited to
damages, fees, and costs awarded against the City, if any, and cost of suit, attorneys’
fees, and other costs, liabilities, and expenses incurred in connection with such
proceeding whether incurred by the Applicant, the City, or the parties initiating or
bringing such proceeding.
The applicant shall agree to (without limitation) reimburse the City its actual
attorneys’ fees and costs incurred in defense of the litigation. Such attorneys’ fees and
costs shall include amounts paid to the City’s outside counsel and shall include City
Resolution No. 335 EXC-2020-005 May 20, 2021
Page - 7 -
Attorney time and overhead costs and other City staff overhead costs and any costs
directly related to the litigation reasonably incurred by City. The applicant shall
likewise agree to indemnify, defend, and hold harmless the indemnified parties from
and against any damages, attorneys’ fees, or costs awards, including attorneys’ fees
awarded under Code of Civil Procedure section 1021.5, assessed or awarded against
the indemnified parties. The Applicant shall cooperate with the City to enter a
Reimbursement Agreement to govern any such reimbursement.
The Applicant shall agree to (without limitation) reimburse the City for all costs
incurred in additional investigation or study of, or for supplementing, redrafting,
revising, or amending, any document (such as an Environmental Impact Report,
negative declaration, specific plan, or general plan amendment) if made necessary by
proceedings challenging the project approvals and related environmental review, if
the applicant desires to continue to pursue the project.
The Applicant shall agree that the City shall have no liability to the Applicant for
business interruption, punitive, speculative, or consequential damages.
13. NOTICE OF FEES, DEDICATIONS, RESERVATIONS OR OTHER EXACTIONS
The Conditions of Project Approval set forth herein may include certain fees,
dedication requirements, reservation requirements, and other exactions.
PASSED AND ADOPTED this 20th day of May 2021, at a regular meeting of the Design
Review Committee of the City of Cupertino by the following roll call vote:
AYES: MEMBERS: Chair Scharf, Saxena
NOES: MEMBERS: none
ABSTAIN: MEMBERS: none
ABSENT: MEMBERS: none
ATTEST: APPROVED:
/s/Erika Poveda /s/Steven Scharf _
Erika Poveda Steven Scharf, Chair
Associate Planner Design Review Committee
1
A101
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BUILDING SECTION
(PLAN)
BUILDING SECTION NUMBER
SHEET NUMBER
BUILDING SECTION
(ELEVATION)
ELEVATIONS
WALL SECTION
DETAIL CALLOUT
DETAIL NUMBER
SHEET NUMBER
DETAIL CUT
(PLAN/SECTION)
RELATED DETAIL
CUT BELOW OR
ABOVE
101
NAME
ELEVATION
NAME
ELEVATION
ROOM NAME WITH
FLOOR FINISH
ROOM NAME
ROOM NUMBER
DOOR TAG
WINDOW TAG
REVISION TAG
LEVEL TAGS
LEVEL NAME
DETAIL TITLE
NORTH ARROWS
Room name
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TO SHEET A2.11 1i
1KEYNOTE
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INTERIOR ELEVATION
( ARCHITECTURE
OR MILLWORK)
REFERENCE
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CEILING HEIGHT
CEILING TYPE
A
GLAZING TYPE
DESIGNATION
CEILING NAME
WITH CEILING
FINISH
LEVEL ELEVATION
LEVEL NAME
LEVEL ELEVATION
PLAN / ELEVATION /
SECTION TITLE
SCALE: 1/4" = 1'-0"1 MAIN
SCALE: 1/4" = 1'-0"1 MAIN
1
• JURISDICTION: CUPERTINO
• ZONING: R1-7.5
• APN: 357-19-053
• LOT SIZE: 6,726 SF.
• LAND USE: RESIDENTIAL 0-4.4 DU/ACRE
• PROPOSED FAR: 45% OR 3,026 SF.
• PROPOSED LOT COVERAGE: 45%+5% OR 3,363 SF.
• NUMBER OF STORY: ONE
• FIRE SPRINKLER SYSTEM: YES
•
• MAXIMUM GLAZING U-FACTOR 0.30
• CEILINGS R-30
• WALLS R-15
• OCCUPANCY TYPE: R1/U
• CONSTRUCTION TYPE: VB
1
Project Date
Checked by
Drawn by
Project Number
Rolm Design Studio
1622 W Campbell Ave. Sutie 108
Campbell, CA 95008
mehran@rolmdesignstudio.com
www.rolmdesignstudio.com
(925) 949-6052
RESERVES ITS' COMMON LAW
COPYRIGHT RIGHTS IN THESE PLANS.
THESE PLANS ARE NOT TO BE
REPRODUCED, CHANGED OR
COPIED,NOR ARE THEY TO BE
ASSIGNED TO A THIRD PARTY WITHOUT
THE WRITTEN PERMISSION CONSENT
OF DESIGNER.
Description
Scale
RDS
RDS
Mr n S o ltZ
3/2/2021 5:51:01 PMAs indicated
000000
00/00/2010
A0.00A Planning Application For:10290 Imperial Ave. Cupertino, CA 95014Kumari ResidenceCOVER SHEET
Revisions
No. Date
Revision
Description
1 2/22/21 Revision 1
P:
F:
E:
CONTACT:
OWNER
Kumari Residence
10290 Imperial Ave.
Cupertino, CA 95014
408.202.5261
sunitanag5@yahoo.com
Sunita Kumari
1. 1.ALL WORK DESCRIBED IN THE DRAWINGS SHALL BE VERIFIED FOR DIMENSION, GRADE, EXTENT, AND
COMPATIBILITY TO THE EXISTING SITE. ANY DISCREPANCIES AND UNEXPECTED CONDITIONS THAT AFFECT OR
CHANGE THE WORK DESCRIBED IN THE CONTRACT DOCUMENTS SHALL BE BROUGHT TO THE ROLM DESIGN
STUDIO’S ATTENTION IMMEDIATELY. DO NOT PROCEED WITH THE WORK IN THE AREA OF DISCREPANCIES UNTIL
ALL SUCH DISCREPANCIES ARE RESOLVED. IF THE CONTRACTOR CHOOSES TO DO SO HE SHALL BE PRECEDING
AT HIS OWN RISK. OMISSIONS FROM THE DRAWINGS AND SPECIFICATIONS OR THE MISDESCRIPTION OF THE
WORK WHICH IS MANIFESTLY NECESSARY TO CARRY OUT THE INTENT OF THE DRAWINGS AND SPECIFICATIONS,
OR WHICH IS CUSTOMARILY REFORMED, SHALL NOT RELIEVE THE CONTRACTOR FROM PERFORMING SUCH
OMITTED OR MIS-DESCRIBED DETAILS OF THE WORK AS IF FULLY AND COMPLETELY SET FORTH AND DESCRIBED
IN THE DRAWINGS AND SPECIFICATIONS. SITE CONDITIONS: ALL CONTRACTORS AND SUB-CONTRACTORS SHALL
VERIFY DIMENSIONS AND CONDITIONS AT THE SITE PRIOR TO COMMENCEMENT OF THEIR WORK. FAILURE TO DO
SO SHALL NOT RELEASE THEM FROM THE RESPONSIBILITY OF ESTIMATING THE WORK. IF ANY VARIATION,
DISCREPANCY OR OMISSION (BETWEEN THE INTENT OF THESE CONTRACT DOCUMENTS AND THE EXISTING
CONDITIONS ARE FOUND, THE CONTRACTOR OR SUBCONTRACTOR SHALL NOTIFY ROLM DESIGN STUDIO IN
WRITING AND OBTAIN WRITTEN RESOLUTION FROM ROLM DESIGN STUDIO PRIOR TO PROCEEDING WITH ANY
RELATED WORK.
2. THE BUILDER MUST PROVIDE THE HOMEOWNER WITH A LUMINAIRE SCHUDLE ( AS REQUIRED IN TITLE 24
CALIFORNIA CODE OF REGULATIONS, PART 1, 100-103(B)) THAT INCLUDES A LIST OF LAMPS INSTALLED IN THE
LUMINAIRES.
3. ALL ADHESIVES, SEALANTS, CAULKS, PAINTS, COATINGS, AND AEROSOL PAINT CONTAINERS MUST REMAIN ON
THE SITE FOR FIELD VERIFICATION BY THE BUILDING INSPECTOR.
4. PRIOR TO FINAL INSPECTION, A LETTER SIGNED BY GENERAL CONTRACTOR OR OWNER/BUILDER ( FOR ANY
OWNER/BUILDER PROJECTS) MUST BE PROVIDED TO TOWN OF LOS GATOS BUILDING OFFICIAL CERTIFYING THAT
ALL ADHESIVES, SEALANTS, CUALKS, PAINTS, COATING AEROSOL PAINTS, AEROSOL COATING, CARPET SYSTEMS
( INCLUDING CARPETING, CUSHION, AND ADHESIVES), RESILIENT FLOORING SYSTEM, AND COMPOSITE WOOD
PRODUCTS INSTALLED ON THIS PROJECT ARE WITHIN THE EMISSION LIMITS SPECIFIED IN CGBSC SECTION 4.504.
5. ALL DOCUMENTATION SHALL BE PROVIDED, PRIOR TO FIRST INSPECTION, CONFIRMING COMPLIANCE TO TH
WATSE MANAGEMENT PLAN PROVIDED TO THE JURISDICTION.
• 2019 CALIFORNIA RESIDENTIAL CODE
• 2019 CALIFORNIA BUILDING CODE
• 2019 CALIFORNIA MECHANICAL CODE
• 2019 CALIFORNIA PLUMBING CODE
• 2019 CALIFORNIA ELECTRICAL CODE
• 2019 CALIFORNIA GREEN BUILDING CODE
• 2019 CALIFORNIA ENERGY CODE
Kumari Residence
THIS IS A 3,026 S.F. NEW CONSTRUCTION SINGLE FAMILY RESIDENCE. WORK INCLUDES:
• DEMOLITION ALL EXISTING STRUCTURE
• CONSTRUCTION OF EXTERIOR WALLS.
• CONSTRUCTION OF PARTITIONS.
• CONSTRUCTION OF DOORS AND WINDOWS.
• CONSTRUCTION OF ROOF AND CEILINGS .
• NEW TANKELESS WATER HEATER.
• NEW ELECTRICAL -PANEL 200 AMP.
• RELOCATE THE GAS METER.
• NEW SEWER CLEANOUT.
SITE IMPRVEMENT INCLDUES:
NO TREE REMOVAL, GRADING PROPOSED, NEW LANDSCAPE AT FRONT AND REAR YARD.
A Planning Application For:
10290 Imperial Ave. Cupertino, CA 95014
P:
F:
E:
CONTACT:
DESIGNER
Rolm Design Studio
1622 W Campbell, Suite 108
Campbell, CA 95008
925.949.6052
mehran@rolmdesignstudio.com
Mehran Soltanzadeh
CBC, SECTION 107.3.4.1: DEFERRED SUBMITTALS. FOR THE PURPOSES OF THIS SECTION, DEFERRED SUBMITTALS ARE
DEFINED AS THOSE PORTIONS OF THE DESIGN THAT ARE NOT SUBMITTED AT THE TIME OF THE APPLICATION AND THAT
ARE TO BE SUBMITTED TO THE BUILDING OFFICIAL WITHIN A SPECIFIED PERIOD.
DEFERRAL OF ANY SUBMITTAL ITEMS SHALL HAVE THE PRIOR APPROVAL OF THE BUILDING OFFICIAL. THE DEFERRED
SUBMITTAL ITEMS SHALL NOT BE INSTALLED UNTIL THE DESIGN AND SUBMITTAL DOCUMENTS HAVE BEEN APPROVED BY
THE BUILDING OFFICIAL.
THE FOLLOWING ITEM REQUIRE DEFERRED REVIEW AND PERMIT BY THE CITY OF CUPERTINO
• FIRE SPRINKLER SYSTEM SHALL BE PROVIDED AND INSTALLED PER NFPA 13D 2016 EDITION STANDARD
PROJECT DATA
PROJECT DESCRIPTION
DEFERRED SUBMITTALS
NOTE FOR CONTRACTOR
APPLICABLE CODES
PARCEL MAPVICINITY MAP DRAWING SYMBOL LEGEND
PROJECT TEAM
DRAWING INDEX AND ISSUDE DATES
Sheet
Number Sheet Name
Planning
Submittal
Date
08.18.20 PA-Rev
A0.00 COVER SHEET O 1
I. CIVIL AND SURVEY
C0 BOUNDRAY AND TOPOGRAPHIC SURVEY O
C1 COVER SHEET O
C2 GRADING & DRAINAGE PLAN O
C3 UTILITY PLAN O
C4 EROSION AND DUST CONTROL PLAN O
C5 STORM WATER PLAN O
C6 CONSTRUCTION BEST MANAGEMENT PRACTICE O
C7 FRONTAGE IMPROVEMENTS O
C8 FRONTAGE IMPROVEMENTS O
C9 FRONTAGE IMPROVEMENTS O
II. ARCHITECTURAL
A1.01 EXISTING AND DEMOLITION SITE PLAN O
A1.02 SITE PLAN O 1
A1.03 STREET SCAPE AND NEIGHBORING CONTEXT O
A1.04 PERSPECTIVES O
A2.11 PROPOSED FLOOR PLAN O
A2.21 PROPOSED REFLECTED CEILING PLAN O
A2.40 ROOF PLAN O
A3.01 NORTH AND SOUTH ELEVATIONS O
A3.02 EAST AND WEST ELEVATIONS O
A4.01 BUILDING SECTIONS O
A7.01 DOOR AND WINDOW SCHEDULE O
III. LANDSCAPE
L1.01 LANDSCAPE O
SITE LOCATION
SITE LOCATION
1
SSCOs
Concrete Walkway
WM
CBSDMH JPExisting Building
Wall
Concrete Driveway
Wood Deck
Mailbox
GMEMConc.
Step
LipF/C
Concrete Driveway Existing Garage
Lip
IMPERIAL AVENUEEDGE OF PAVEMENTto be removed
to be removed
to be removed
to be removed
to be removed
Existing BuildingDIRT/GRAVELN89°57'30"W 134.52'
N89°57'30"W 134.52'N00°00'00"E 50.00'N00°00'00"W 50.00'99 99 99999 9
9898 9898100ALL EXISTING STRUCTURE, CONC. WALKWAY, DRIVEWAY,
GAS METER, ELECTRICAL PANEL, SHURBS, TREES, TO BE REMOVED
EXISTING 6' HEIGHT CMU WALL TO REMIAN
ø 20' - 0"
Project Date
Checked by
Drawn by
Project Number
Rolm Design Studio
1622 W Campbell Ave. Sutie 108
Campbell, CA 95008
mehran@rolmdesignstudio.com
www.rolmdesignstudio.com
(925) 949-6052
RESERVES ITS' COMMON LAW
COPYRIGHT RIGHTS IN THESE PLANS.
THESE PLANS ARE NOT TO BE
REPRODUCED, CHANGED OR
COPIED,NOR ARE THEY TO BE
ASSIGNED TO A THIRD PARTY WITHOUT
THE WRITTEN PERMISSION CONSENT
OF DESIGNER.
Description
Scale
RDS
RDS
Mr n S o ltZ
1/20/2021 9:43:23 AM1" = 10'-0"
000000
00/00/2010
A1.01A Planning Application For:10290 Imperial Ave. Cupertino, CA 95014Kumari ResidenceEXISTING AND DEMOLITION
SITE PLAN
SCALE: 1" = 10'-0"1 EXISTING AND DEMOLITION SITE PLAN
GAS METER AND ELECTRICAL PANEL TO BE REMOVED
WATER METER TO REMIAN
EXISTING 30" ACACIA TREE TO REMAIN
AND PROTECTED DURING CONSTRUCTION
SEWER CLEAN OUT TO BE REMOVED
Revisions
No. Date
Revision
Description
A. ALL WORK DESCRIBED IN THE DRAWINGS SHALL BE VERIFIED FOR DIMENSION, GRADE, EXTENT, AND COMPATIBILITY TO THE
EXISTING SITE. ANY DISCREPANCIES AND UNEXPECTED CONDITIONS THAT AFFECT OR CHANGE THE WORK DESCRIBED IN THE
CONTRACT DOCUMENTS SHALL BE BROUGHT TO THE ROLM DESIGN STUDIO’S ATTENTION IMMEDIATELY. DO NOT PROCEED
WITH THE WORK IN THE AREA OF DISCREPANCIES UNTIL ALL SUCH DISCREPANCIES ARE RESOLVED. IF THE CONTRACTOR
CHOOSES TO DO SO HE SHALL BE PRECEDING AT HIS OWN RISK. OMISSIONS FROM THE DRAWINGS AND SPECIFICATIONS OR
THE MISDESCRIPTION OF THE WORK WHICH IS MANIFESTLY NECESSARY TO CARRY OUT THE INTENT OF THE DRAWINGS AND
SPECIFICATIONS, OR WHICH IS CUSTOMARILY REFORMED, SHALL NOT RELIEVE THE CONTRACTOR FROM PERFORMING SUCH
OMITTED OR MIS-DESCRIBED DETAILS OF THE WORK AS IF FULLY AND COMPLETELY SET FORTH AND DESCRIBED IN THE
DRAWINGS AND SPECIFICATIONS. SITE CONDITIONS: ALL CONTRACTORS AND SUB-CONTRACTORS SHALL VERIFY DIMENSIONS
AND CONDITIONS AT THE SITE PRIOR TO COMMENCEMENT OF THEIR WORK. FAILURE TO DO SO SHALL NOT RELEASE THEM
FROM THE RESPONSIBILITY OF ESTIMATING THE WORK. IF ANY VARIATION, DISCREPANCY OR OMISSION (BETWEEN THE
INTENT OF THESE CONTRACT DOCUMENTS AND THE EXISTING CONDITIONS ARE FOUND, THE CONTRACTOR OR
SUBCONTRACTOR SHALL NOTIFY ROLM DESIGN STUDIO IN WRITING AND OBTAIN WRITTEN RESOLUTION FROM ROLM DESIGN
STUDIO PRIOR TO PROCEEDING WITH ANY RELATED WORK.
B. EXCAVATION ACTIVITIES ASSOCIATED WITH THE PROPOSED SCOPE OF WORK SHALL OCCUR NO CLOSER THEN 10-FEET
FROM THE EXISTING STREET TREE, OR AS APPROVED BY THE URBAN FORESTRY DIVISION CONTACT 650-496-5953. ANY
CHANGES SHALL BE APPROVED BY THE SAME.
C. MOVABLE EQUIPMENT, FURNITURE, ETC, SHALL BE REMOVED BY OWNER PRIOR TO COMMENCEMENT OF DEMOLITION WORK.
D. CONTRACTOR SHALL MAINTAIN THE BUILDING IN A WEATHER TIGHT CONDITION.
E. CONTRACTOR SHALL TAKE NECESSARY PRECAUTIONS TO PREVENT DAMAGE TO CONSTRUCTION TO REMAIN OR OCCUPIED
AREAS WHERE VARIOUS SYSTEM CONNECTIONS OR EXTENSIONS ARE REQUIRED.
F. THE OWNER WILL RETAIN SALVAGE ITEMS AS DESIGNATED BY THE OWNER'S REPRESENTATIVE. THE CONTRACTOR SHALL BE
RESPONSIBLE FOR THE LEGAL REMOVAL OF CONSTRUCTION DEBRIS AND/OR ITEMS NOT RETAINED BY THE OWNER. THE
CONTRACTOR IS RESPONSIBLE FOR STORAGE AND PROTECTION OF SALVAGE ITEMS WHICH MAY BE REUSED.
G. REMOVE MISCELLANEOUS EQUIPMENT ATTACHED TO WALLS, FLOORS OR CEILING WHERE INDICATED.
H. REMOVE FLOORING AND BASE THROUGHOUT U.N.O.
I. WHERE REMOVAL OF FLOOR COVERINGS AND WALL BASE ARE REQUIRED, REMOVE ONLY MATERIAL NECESSARY TO
COMPLETE DEMOLITION. DEMOLITION INCLUDES OF ADHESIVES, GROUTING BEDS, ETC.; AND REQUIRES REMAINING REMOVAL
SURFACES TO BE PREPARED FOR NEW CONSTRUCTION.
J. CONTRACTOR SHALL PREVENT ACCESS OF UNAUTHORIZED PERSONS TO PARTLY DEMOLISHED STRUCTURES OR AREAS.
PROVIDE BARRICADES OR RIBBONED-OFF ZONES.
K. ALL ITEMS FOR RE-USE SHALL BE STORED BY CONTRACTOR ON SITE IN OWNER'S BUILDING AT SPECIFIED LOCATION. ITEMS TO
BE RE-USED ARE TO BE CLEANED, PATCHED, REFINISHED, PAINTED OR REPAIRED AS REQUIRED PRIOR TO INSTALLATION.
L. ITEMS NOT TO BE RETAINED BY OWNER SHALL BE DISPOSED OF BY THE CONTRACTOR AT THE CONTRACTOR'S EXPENSE. THE
STOCKPILING OF EXCESS MATERIAL ON-SITE WILL NOT BE ALLOWED.
M. DISCONNECT AND REMOVE ELECTRICAL EQUIPMENT AND WIRING BACK TO SOURCE FOR ALL EQUIPMENT AND LIGHTING TO
BE DEMOLISHED.
N. ALL EXISTING ON-SITE UTILITIES SHALL REMAIN UNLESS DESIGNATED FOR REMOVAL OR SHOULD THEY INTERFERE WITH
PROJECT CONSTRUCTION. CONTRACTOR SHALL PROTECT ALL EXISTING UTILITIES TO REMAIN.
O. CONTRACTOR SHALL COORDINATE ALL DEMOLITION WORK WITH APPROPRIATE UTILITY COMPANIES PRIOR TO STARTING
WORK.
P. IMPERIAL AVE IS RECENTLY PAVED; THEREFORE, A STREET CUT MORATORIUM IS IN PLACE FOR A PERIOD OF THREE YEARS.
HOWEVER, EXCEPTIONS CAN BE GRANTED WITH PROPER PAVEMENT RESTORATION SUCH AS SLURRY SEAL. THEREFORE,
ADDITIONAL COST MAY BE ADDED TO ANY UTILITY WORK IN THE PAVEMENT.
Q. IF THE PROJECT DAMAGES THE CITY’S SIDEWALK OR CURB AND GUTTER AS RESULT OF CONSTRUCTION ACTIVITIES, THE
PROPERTY OWNER WILL BE RESPONSIBLE TO REMOVE AND REPLACE ANY DAMAGES AS DIRECTED BY THE PUBLIC WORKS
INSPECTOR. AN ENCROACHMENT PERMIT WILL ALSO BE REQUIRED.
R. ALL BROKEN OR UPLIFTED CURB, GUTTER, AND SIDE WALK TO BE REMOVED AND REPLACED.
S. PUBLIC WORKS’NOTES:
T. 1) APPROVAL OF THESE PLANS DOES NOT RELEASE THE OWNER AND/OR CONTRACTOR OF THE RESPONSIBILITY FOR THE
CORRECTIONS OF MISTAKES, ERRORS, OR OMISSIONS CONTAINED THEREIN. IF DURING THE COURSE OF CONSTRUCTING
IMPROVEMENTS, PUBLIC INTEREST REQUIRES A MODIFICATION OF/OR A DEPARTURE FROM THE CITY OF CUPERTINO
SPECIFICATION OR THESE IMPROVEMENT PLANS, THE CITY ENGINEER SHALL HAVE THE AUTHORITY TO REQUIRE SUCH
MODIFICATION OR DEPARTURE AND TO SPECIFY THE MANNER IN WHICH THE SAME IS TO BE COMPLETED, AT THE SOLE
EXPENSE OF THE OWNER AND/OR CONTRACTOR.
U. 2) CONTACT PUBLIC WORKS, (408) 777-3104, FOR INSPECTION OF GRADING, STORM DRAINAGE, AND PUBLIC IMPROVEMENTS.
V. 3) ALL PUBLIC IMPROVEMENTS MUST BE COMPLETED PRIOR TO OCCUPANCY.
W. 4) CONTRACTOR IS RESPONSIBLE FOR DUST CONTROL AND ENSURING THE AREA ADJACENT TO THE WORK IS LEFT IN A CLEAN
CONDITION.
X. 5) CONTRACTOR SHALL REVIEW CITY DETAIL 6-4 ON TREE PROTECTION PRIOR TO ACCOMPLISHING ANY WORK OR REMOVING
ANY TREES.
Y. 6) UTILIZE BEST MANAGEMENT PRACTICES (BMP'S), AS REQUIRED BY THE STATE WATER RESOURCES CONTROL BOARD, FOR
ANY ACTIVITY, WHICH DISTURBS THE SOIL.
Z. 7) A WORK SCHEDULE OF GRADING AND EROSION & SEDIMENT CONTROL PLAN SHALL BE PROVIDED TO THE CITY ENGINEER BY
AUGUST 15. NO HILLSIDE GRADING SHALL BE PERFORMED BETWEEN OCTOBER 1 AND APRIL 15.
AA. 8) TO INITIATE RELEASE OF BONDS, CONTACT THE PUBLIC WORKS INSPECTOR FOR FINAL INSPECTION.
BB. 9) ALL DOWNSPOUTS TO BE RELEASED TO THE GROUND SURFACE, DIRECTED AWAY FROM BUILDING FOUNDATIONS AND
DIRECTED TO LANDSCAPED AREAS.
CC. 10) PRIOR TO BEGINNING ANY WORK WITHIN THE PUBLIC RIGHT OF WAY, THE CONTRACTOR WILL BE RESPONSIBLE FOR
PULLING AN ENCROACHMENT PERMIT FROM THE PUBLIC WORKS DEPARTMENT.
GENERAL NOTES
DN
UP
UPUPImperial Ave.PROPERTY LINE
134.52'
REAR SETBACK
20' - 0"SIDE SETBACK5' - 0"SIDE SETBACK5' - 0"TO PROPOSED WALL
29' - 6"3' - 6"5' - 0"TO ROOF OVERHANG
28' - 0"
TO GARAGE WALL
27' - 0"
FRONT SETBACK
20' - 0"
TO ROOF OVERHANG
25' - 6"
TO FRONT PORCH
20' - 0"PROPERTY LINE50.00'50.00'134.52'
EXISTIGN 6' HT. CMU WALL
NEW 6' HT. WOOD FENCE
NEW 6' HT. WOOD FENCE
NEW CONC. DRIVEWAY
NEW CONC. WALKWAY
NEW LANDSCAPE
GRASS
NEW LANDSCAPE
GRASS
NEW LANDSCAPE GRASS
NEW LANDSCAPE / MULCH
10' - 0"
3' - 0"
CONC. PATIO
CONC. WALKWAY
STONE WALK
STONE WALK
NEW ELECTRICAL PANEL 200 AMP
JP
CB
EXISTING WATER METER
CATCH BASIN
SANITARY MANHOLE
NEW EWER CLEAN OUT
EDGE OF PAVEMENT
EXISTING 30" TREE
TO BE PROTECTED DURING
CONSTRUCTION
W
LOCATION OF GAS METER
10.00'1' - 2 1/2"10280 IMPERIAL
EXISTING BUILDING
10300 IMPERIAL
EXISTING BUILDING
10300 IMPERIAL
EXISTING GARAGE 10' - 0 1/2"100' - 2"
99' - 5 1/2"99' - 0 1/2"
99' - 7"
100' - 2"
921 SF
G
430 SF
A 272 SF
D
145 SF
E
269 SF
B
942 SF
F
47 SF
C
16.13'35.64'
9.01'16.13'35.64'
311 SF
H 25.39'14.19'66.19'
20.82'20.63'13.82'5.21'9.01'16.13'8.98'16.86'0.44'Imperial Ave.NEW CONC. DRIVEWAY
AND WALKWAY 480 SF.
NEW LANDSCAPE
GRASS : 520 SF
SIDE LANDSCAPE / MULCH 488 SF.
CONC. PATIO AND STEPS 318 SF.
CONC. PATIO / WALKWAY/STEPS
338 SF.
STONE WALK 266 SF. X 50%= 133 SF.
STONE WALK 77 SF. X 50% = 38.5 SF.
JP
CB
W
REAR SIDE LANDSCAPE/MULCH
1,233 SF.20' - 0"4' - 0"20.00'3.31'20.00'5.62'17.07'Project Date
Checked by
Drawn by
Project Number
Rolm Design Studio
1622 W Campbell Ave. Sutie 108
Campbell, CA 95008
mehran@rolmdesignstudio.com
www.rolmdesignstudio.com
(925) 949-6052
RESERVES ITS' COMMON LAW
COPYRIGHT RIGHTS IN THESE PLANS.
THESE PLANS ARE NOT TO BE
REPRODUCED, CHANGED OR
COPIED,NOR ARE THEY TO BE
ASSIGNED TO A THIRD PARTY WITHOUT
THE WRITTEN PERMISSION CONSENT
OF DESIGNER.
Description
Scale
RDS
RDS
Mr n S o ltZ
3/2/2021 5:51:05 PMAs indicated
000000
00/00/2010
A1.02A Planning Application For:10290 Imperial Ave. Cupertino, CA 95014Kumari ResidenceSITE PLAN
A. ALL WORK DESCRIBED IN THE DRAWINGS SHALL BE VERIFIED FOR DIMENSION, GRADE, EXTENT, AND COMPATIBILITY TO THE
EXISTING SITE. ANY DISCREPANCIES AND UNEXPECTED CONDITIONS THAT AFFECT OR CHANGE THE WORK DESCRIBED IN THE
CONTRACT DOCUMENTS SHALL BE BROUGHT TO THE ROLM DESIGN STUDIO’S ATTENTION IMMEDIATELY. DO NOT PROCEED
WITH THE WORK IN THE AREA OF DISCREPANCIES UNTIL ALL SUCH DISCREPANCIES ARE RESOLVED. IF THE CONTRACTOR
CHOOSES TO DO SO HE SHALL BE PRECEDING AT HIS OWN RISK. OMISSIONS FROM THE DRAWINGS AND SPECIFICATIONS OR
THE MISDESCRIPTION OF THE WORK WHICH IS MANIFESTLY NECESSARY TO CARRY OUT THE INTENT OF THE DRAWINGS AND
SPECIFICATIONS, OR WHICH IS CUSTOMARILY REFORMED, SHALL NOT RELIEVE THE CONTRACTOR FROM PERFORMING SUCH
OMITTED OR MIS-DESCRIBED DETAILS OF THE WORK AS IF FULLY AND COMPLETELY SET FORTH AND DESCRIBED IN THE
DRAWINGS AND SPECIFICATIONS. SITE CONDITIONS: ALL CONTRACTORS AND SUB-CONTRACTORS SHALL VERIFY DIMENSIONS
AND CONDITIONS AT THE SITE PRIOR TO COMMENCEMENT OF THEIR WORK. FAILURE TO DO SO SHALL NOT RELEASE THEM
FROM THE RESPONSIBILITY OF ESTIMATING THE WORK. IF ANY VARIATION, DISCREPANCY OR OMISSION (BETWEEN THE
INTENT OF THESE CONTRACT DOCUMENTS AND THE EXISTING CONDITIONS ARE FOUND, THE CONTRACTOR OR
SUBCONTRACTOR SHALL NOTIFY ROLM DESIGN STUDIO IN WRITING AND OBTAIN WRITTEN RESOLUTION FROM ROLM DESIGN
STUDIO PRIOR TO PROCEEDING WITH ANY RELATED WORK.
B. EXCAVATION ACTIVITIES ASSOCIATED WITH THE PROPOSED SCOPE OF WORK SHALL OCCUR NO CLOSER THEN 10-FEET
FROM THE EXISTING STREET TREE, OR AS APPROVED BY THE URBAN FORESTRY DIVISION CONTACT 650-496-5953. ANY
CHANGES SHALL BE APPROVED BY THE SAME.
C. MOVABLE EQUIPMENT, FURNITURE, ETC, SHALL BE REMOVED BY OWNER PRIOR TO COMMENCEMENT OF DEMOLITION WORK.
D. CONTRACTOR SHALL MAINTAIN THE BUILDING IN A WEATHER TIGHT CONDITION.
E. CONTRACTOR SHALL TAKE NECESSARY PRECAUTIONS TO PREVENT DAMAGE TO CONSTRUCTION TO REMAIN OR OCCUPIED
AREAS WHERE VARIOUS SYSTEM CONNECTIONS OR EXTENSIONS ARE REQUIRED.
F. THE OWNER WILL RETAIN SALVAGE ITEMS AS DESIGNATED BY THE OWNER'S REPRESENTATIVE. THE CONTRACTOR SHALL BE
RESPONSIBLE FOR THE LEGAL REMOVAL OF CONSTRUCTION DEBRIS AND/OR ITEMS NOT RETAINED BY THE OWNER. THE
CONTRACTOR IS RESPONSIBLE FOR STORAGE AND PROTECTION OF SALVAGE ITEMS WHICH MAY BE REUSED.
G. REMOVE MISCELLANEOUS EQUIPMENT ATTACHED TO WALLS, FLOORS OR CEILING WHERE INDICATED.
H. REMOVE FLOORING AND BASE THROUGHOUT U.N.O.
I. WHERE REMOVAL OF FLOOR COVERINGS AND WALL BASE ARE REQUIRED, REMOVE ONLY MATERIAL NECESSARY TO
COMPLETE DEMOLITION. DEMOLITION INCLUDES OF ADHESIVES, GROUTING BEDS, ETC.; AND REQUIRES REMAINING REMOVAL
SURFACES TO BE PREPARED FOR NEW CONSTRUCTION.
J. CONTRACTOR SHALL PREVENT ACCESS OF UNAUTHORIZED PERSONS TO PARTLY DEMOLISHED STRUCTURES OR AREAS.
PROVIDE BARRICADES OR RIBBONED-OFF ZONES.
K. ALL ITEMS FOR RE-USE SHALL BE STORED BY CONTRACTOR ON SITE IN OWNER'S BUILDING AT SPECIFIED LOCATION. ITEMS TO
BE RE-USED ARE TO BE CLEANED, PATCHED, REFINISHED, PAINTED OR REPAIRED AS REQUIRED PRIOR TO INSTALLATION.
L. ITEMS NOT TO BE RETAINED BY OWNER SHALL BE DISPOSED OF BY THE CONTRACTOR AT THE CONTRACTOR'S EXPENSE. THE
STOCKPILING OF EXCESS MATERIAL ON-SITE WILL NOT BE ALLOWED.
M. DISCONNECT AND REMOVE ELECTRICAL EQUIPMENT AND WIRING BACK TO SOURCE FOR ALL EQUIPMENT AND LIGHTING TO
BE DEMOLISHED.
N. ALL EXISTING ON-SITE UTILITIES SHALL REMAIN UNLESS DESIGNATED FOR REMOVAL OR SHOULD THEY INTERFERE WITH
PROJECT CONSTRUCTION. CONTRACTOR SHALL PROTECT ALL EXISTING UTILITIES TO REMAIN.
O. CONTRACTOR SHALL COORDINATE ALL DEMOLITION WORK WITH APPROPRIATE UTILITY COMPANIES PRIOR TO STARTING
WORK.
P. IMPERIAL AVE IS RECENTLY PAVED; THEREFORE, A STREET CUT MORATORIUM IS IN PLACE FOR A PERIOD OF THREE YEARS.
HOWEVER, EXCEPTIONS CAN BE GRANTED WITH PROPER PAVEMENT RESTORATION SUCH AS SLURRY SEAL. THEREFORE,
ADDITIONAL COST MAY BE ADDED TO ANY UTILITY WORK IN THE PAVEMENT.
Q. IF THE PROJECT DAMAGES THE CITY’S SIDEWALK OR CURB AND GUTTER AS RESULT OF CONSTRUCTION ACTIVITIES, THE
PROPERTY OWNER WILL BE RESPONSIBLE TO REMOVE AND REPLACE ANY DAMAGES AS DIRECTED BY THE PUBLIC WORKS
INSPECTOR. AN ENCROACHMENT PERMIT WILL ALSO BE REQUIRED.
R. ALL BROKEN OR UPLIFTED CURB, GUTTER, AND SIDE WALK TO BE REMOVED AND REPLACED.
S. PUBLIC WORKS’NOTES:
T. 1) APPROVAL OF THESE PLANS DOES NOT RELEASE THE OWNER AND/OR CONTRACTOR OF THE RESPONSIBILITY FOR THE
CORRECTIONS OF MISTAKES, ERRORS, OR OMISSIONS CONTAINED THEREIN. IF DURING THE COURSE OF CONSTRUCTING
IMPROVEMENTS, PUBLIC INTEREST REQUIRES A MODIFICATION OF/OR A DEPARTURE FROM THE CITY OF CUPERTINO
SPECIFICATION OR THESE IMPROVEMENT PLANS, THE CITY ENGINEER SHALL HAVE THE AUTHORITY TO REQUIRE SUCH
MODIFICATION OR DEPARTURE AND TO SPECIFY THE MANNER IN WHICH THE SAME IS TO BE COMPLETED, AT THE SOLE
EXPENSE OF THE OWNER AND/OR CONTRACTOR.
U. 2) CONTACT PUBLIC WORKS, (408) 777-3104, FOR INSPECTION OF GRADING, STORM DRAINAGE, AND PUBLIC IMPROVEMENTS.
V. 3) ALL PUBLIC IMPROVEMENTS MUST BE COMPLETED PRIOR TO OCCUPANCY.
W. 4) CONTRACTOR IS RESPONSIBLE FOR DUST CONTROL AND ENSURING THE AREA ADJACENT TO THE WORK IS LEFT IN A CLEAN
CONDITION.
X. 5) CONTRACTOR SHALL REVIEW CITY DETAIL 6-4 ON TREE PROTECTION PRIOR TO ACCOMPLISHING ANY WORK OR REMOVING
ANY TREES.
Y. 6) UTILIZE BEST MANAGEMENT PRACTICES (BMP'S), AS REQUIRED BY THE STATE WATER RESOURCES CONTROL BOARD, FOR
ANY ACTIVITY, WHICH DISTURBS THE SOIL.
Z. 7) A WORK SCHEDULE OF GRADING AND EROSION & SEDIMENT CONTROL PLAN SHALL BE PROVIDED TO THE CITY ENGINEER BY
AUGUST 15. NO HILLSIDE GRADING SHALL BE PERFORMED BETWEEN OCTOBER 1 AND APRIL 15.
AA. 8) TO INITIATE RELEASE OF BONDS, CONTACT THE PUBLIC WORKS INSPECTOR FOR FINAL INSPECTION.
BB. 9) ALL DOWNSPOUTS TO BE RELEASED TO THE GROUND SURFACE, DIRECTED AWAY FROM BUILDING FOUNDATIONS AND
DIRECTED TO LANDSCAPED AREAS.
CC. 10) PRIOR TO BEGINNING ANY WORK WITHIN THE PUBLIC RIGHT OF WAY, THE CONTRACTOR WILL BE RESPONSIBLE FOR
PULLING AN ENCROACHMENT PERMIT FROM THE PUBLIC WORKS DEPARTMENT.
GENERAL NOTES
Area Schedule (Gross Building)
Name Type of Area Area
A GARAGE 430 SF
B LIVABLE AREA 269 SF
C LIVABLE AREA 47 SF
D LIVABLE AREA 272 SF
E LIVABLE AREA 145 SF
F LIVABLE AREA 942 SF
G LIVABLE AREA 921 SF
H ROOF OVERHANG AND FRONT PORCH 311 SF
AREA CALCUALTION
• LOT AREA: 6,726.00 SF.
• PROPOSED FAR : 3,026 SF.
• FAR ( 0.45 X 6,726 ) : 3,026 SF. = 3,026 SF. PROPOSED
• PROPOSED LOT COVERAGE: 3,337
• ALLOWED LOT COVERAGE ( 0.50 X 6750 ) : 3,363 SF. > 3,337 SF. PROPOSED
• TOTAL LANDSCAPE : 2,343 SF. X 25% = 585.75 SF. > 343 TURF AREA
• FRONT YARD IMPERVIOUS : 1000 SF. TOTAL, 520 SF. LANDSCAPE/GRASS,
AND 480 SF. IMPERVIOUS / CONC. DRIVWAY AND WALKWAY
SCALE: 1" = 10'-0"1 SITE PLAN
SCALE: 1/8" = 1'-0"2 MAIN T.O. SUBFLOOR
SCALE: 1" = 10'-0"3 SITE PLAN - LANDSCAPE CALCUALTION
Revisions
No. Date
Revision
Description
1 2/22/21 Revision 1
1
25' - 0"75' - 0"50' - 0"50' - 0"50' - 0"75' - 0"75' - 0"79' - 0"135' - 0"131' - 0"25' - 0"25' - 0"27' - 0"135' - 0"60' - 0"70' - 0"22' - 0"35' - 0"25' - 0"25' - 0"25' - 0"20' - 0"25' - 0"20' - 0"27' - 0"10290 IMPERIAL10300 IMPERIAL10330 IMPERIAL10350 IMPERIAL10354 IMPERIAL10270 IMPERIAL10280 IMPERIAL10271 IMPERIAL102981 IMPERIAL10291 IMPERIAL10353 IMPERIAL10355 IMPERIAL10357 IMPERIALMAIN T.O. SUBFLOOR
100' -2"
TOP RIDGE
115' -7"
MAIN T.O. PLATE
110' -2"
GRADE
99' -0"
5' - 0"10' - 0"5' - 0"10' - 0"
50'-0"
10280 IMPERIAL
50'-0"
10290 IMPERIAL
50'-0"
10300 IMPERIAL18' - 0"16' - 3"12' - 4 1/2"Project Date
Checked by
Drawn by
Project Number
Rolm Design Studio
1622 W Campbell Ave. Sutie 108
Campbell, CA 95008
mehran@rolmdesignstudio.com
www.rolmdesignstudio.com
(925) 949-6052
RESERVES ITS' COMMON LAW
COPYRIGHT RIGHTS IN THESE PLANS.
THESE PLANS ARE NOT TO BE
REPRODUCED, CHANGED OR
COPIED,NOR ARE THEY TO BE
ASSIGNED TO A THIRD PARTY WITHOUT
THE WRITTEN PERMISSION CONSENT
OF DESIGNER.
Description
Scale
RDS
RDS
Mr n S o ltZ
1/20/2021 9:43:26 AMAs indicated
000000
00/00/2010
A1.03A Planning Application For:10290 Imperial Ave. Cupertino, CA 95014Kumari ResidenceSTREET SCAPE AND
NEIGHBORING CONTEXT
Revisions
No. Date
Revision
Description
SCALE: 1" = 30'-0"1 NEIGHBORS CONTEXT
SCALE: 1" = 10'-0"2 STREET SCAPE ELEVATION
Project Date
Checked by
Drawn by
Project Number
Rolm Design Studio
1622 W Campbell Ave. Sutie 108
Campbell, CA 95008
mehran@rolmdesignstudio.com
www.rolmdesignstudio.com
(925) 949-6052
RESERVES ITS' COMMON LAW
COPYRIGHT RIGHTS IN THESE PLANS.
THESE PLANS ARE NOT TO BE
REPRODUCED, CHANGED OR
COPIED,NOR ARE THEY TO BE
ASSIGNED TO A THIRD PARTY WITHOUT
THE WRITTEN PERMISSION CONSENT
OF DESIGNER.
Description
Scale
RDS
RDS
Mr n S o ltZ
1/20/2021 9:43:30 AM000000
00/00/2010
A1.04A Planning Application For:10290 Imperial Ave. Cupertino, CA 95014Kumari ResidencePERSPECTIVES
NOTE: All 3D view are conceptual only
and are not intended to be used for
construction purposes
Revisions
No. Date
Revision
Description
WashDryREF.UP
UP
UP
NEW WALL,
SEE WALL TYPE NOTES
NEW WINDOW
NEW DOOR
8"X14" G.I. FOUNDATION
VENT
A3.01
A3.02
A3.01
1
2
1
A3.022
20' - 0"
5' - 0"18' - 4 1/2"13' - 0"
13' - 4 1/2"2' - 0"10' - 0"11' - 0"10' - 0"6' - 3"3' - 6"
6' - 10"
EQ EQ
14' - 6"9' - 9 1/2"11' - 0"4' - 7 1/2"5' - 3"3' - 0"1' - 5"
6' - 0"2' - 5"
4' - 6"4' - 0"7' - 0"8' - 0"25' - 0"21' - 2 1/2"13' - 4 1/2"9' - 6"3' - 0 1/2"
2' - 6"2' - 6"
22' - 2"18' - 8"23' - 3"5' - 11 1/2"8' - 1 1/2"15' - 3"10' - 6 1/2"40' - 0 1/2"72' - 7"
2' - 8"8' - 11 1/2"7' - 9 1/2"10' - 9"10' - 9 1/2"8' - 1"5' - 0"13' - 3 1/2"
80' - 0"14' - 7 1/2"25' - 4 1/2"5' - 0"6' - 6"3' - 8 1/2"13' - 4 1/2"Foyer
1
2 Car Garage
2
Living Room
3
Hallway
6
Powder
9
Guest Bedroom
4
Guest Bathroom
5
Pantry
18
Bedroom 1
7
Bedroom 2
11
Bathroom
10
Master Bathroom
12
W.I.C
13
Master Bedroom
14
Kitchen
16
Dining
17
Family room
15 2' - 0"6"2' - 0"3' - 6"3' - 0"2' - 10"
wet bar
?
101 102 108 114 109 113 112 110 111
103
104
105106115
EQ EQ
117 118
107
1.1
9.1 2.36.1
7.110.1
10.3
7.210.2 11.113.1
13.2 14.114.2
15.1
4.2
4.16.25.111.218.12.22.112.1R @
T =
7"2
11"6' - 0"1
A4.01
2
A4.01
3' - 6"
A1.03 2
100' - 2"20' - 0"3' - 2"3' - 6"Project Date
Checked by
Drawn by
Project Number
Rolm Design Studio
1622 W Campbell Ave. Sutie 108
Campbell, CA 95008
mehran@rolmdesignstudio.com
www.rolmdesignstudio.com
(925) 949-6052
RESERVES ITS' COMMON LAW
COPYRIGHT RIGHTS IN THESE PLANS.
THESE PLANS ARE NOT TO BE
REPRODUCED, CHANGED OR
COPIED,NOR ARE THEY TO BE
ASSIGNED TO A THIRD PARTY WITHOUT
THE WRITTEN PERMISSION CONSENT
OF DESIGNER.
Description
Scale
RDS
RDS
Mr n S o ltZ
1/20/2021 9:43:30 AM1/4" = 1'-0"
000000
00/00/2010
A2.11A Planning Application For:10290 Imperial Ave. Cupertino, CA 95014Kumari ResidencePROPOSED FLOOR PLAN
A. MIXING VALVE IN A SHOWER SHALL BE PRESSURE BALANCING SET A MAX. 120 °F. WATER-FILLER VALVE IN BATHTUBS SHALL
HAVE A TEMP. LIMITING DEVICE SET AT 120 °F MAX.
B. SHOWER STALLS SHALL BE A MIN. FINISHED INTERIOR OF 1,024 SQ. INCHES, CLEAR CEENTER DIMENSION OF A 30", & DOORS
SHALL SWING OUT WITH OPENINGS 22" MIN.
C. THE WATER CLOSET SHALL HAVE MIN. CLEARANCES OF 30" WIDTH (15" ON CENTER) AND 24" IN THE FRONT.
D. ALL RECEPTACLES SHALL BE GFCI AND TAMPER-RESISTANT (TR). NEW OUTLETS SHALL HAVE A DEDICATED 20-AMP CIRCUIT.
E. HYDRO-MASSAGE TUBS SHALL HAVE MOTOR ACCESS, A DEDICATED CIRCUIT, AND BE UL LISTED. ALL METAL, CABLES FITTINGS,
PIPING, ETC. WITHIN 5' OF THE INSIDE WALL OF THE TUB SHALL BE PROPERLY BONDED WITH AN ACCESS PANEL.
F. LIGHTING FIXTURES LOCATED WITHIN 3' HORIZONTALLY AND 8' VERTICALLY OF THE TUB/SHOWER SHALL BE LISTED FOR A
DAMP LOCATION, OR WET LOCATIONS IF THE SUBJECT TO SHOWER SPRAY.
G. AN EXHAUST FAN SHALL BE INSTALLED AND BE ON A SEPARATE SWITCH FROM THE LIGHTING.
H. GLAZING IN TUB SHOWER ENCLOSURES SHALL BE SAFETY GLAZING WHEN > 60" ABOVE THE STANDING SURFACE.
I. GLAZING WITHIN 60" OF A TUB/SHOWER AND LESS THAN 60" ABOVE THE FINISHED FLOOR SHALL BE SAFETY GLAZING.
J. LIGHTING SHALL BE HIGH EFFICACY FIXTURES (E.G. FLOURESCENT) OR BE CONTROLLED BY A SWITCH WHICH REQUIRES
MANUAL ACTIVATION AND AUTOMATICALLY TURNS OFF WITHIN 30 MINS. AFTER THE ROOM IS VACATED.
K. THE CALIFORNIA CIVIL CODE REQUIRES THAT ALL EXISTING NON-WATER EFFICIENT PLUMBING FIXTURES THROUGHOUT THE
HOUSE BE UPGRADED. HOUSES CONSTRUCTED AFTER JANUARY 1, 1994 ARE EXEMPT:
L. TOILETS SHALL BE INSTALLED OR REPLACED WITH 1.28 GALLONS/FLUSH
M. SHOWERHEADS SHALL BE INSTALLED OR REPLACED MAX. 2.0 GALLONS/MINUTE
N. BATH SINK FAUCETS SHALL BE INSTALLED OR REPLACEDMAX. 1.2 GALLONS/MINUTE
O. KITCHEN SINK FAUCET SHALL BE INSTALLED OR REPLACEDMAX. 1.8 GALLONS/MINUTE
RESIDENTIAL BATHROOM NOTES (2019 CRC,CPC)
A. ALL WORK DESCRIBED IN THE DRAWINGS SHALL BE VERIFIED FOR DIMENSION, GRADE, EXTENT, AND COMPATIBILITY TO THE
EXISTING SITE. ANY DISCREPANCIES AND UNEXPECTED CONDITIONS THAT AFFECT OR CHANGE THE WORK DESCRIBED IN THE
CONTRACT DOCUMENTS SHALL BE BROUGHT TO THE ROLM DESIGN STUDIO’S ATTENTION IMMEDIATELY. DO NOT PROCEED
WITH THE WORK IN THE AREA OF DISCREPANCIES UNTIL ALL SUCH DISCREPANCIES ARE RESOLVED. IF THE CONTRACTOR
CHOOSES TO DO SO HE SHALL BE PRECEDING AT HIS OWN RISK. OMISSIONS FROM THE DRAWINGS AND SPECIFICATIONS OR
THE MISDESCRIPTION OF THE WORK WHICH IS MANIFESTLY NECESSARY TO CARRY OUT THE INTENT OF THE DRAWINGS AND
SPECIFICATIONS, OR WHICH IS CUSTOMARILY REFORMED, SHALL NOT RELIEVE THE CONTRACTOR FROM PERFORMING SUCH
OMITTED OR MIS-DESCRIBED DETAILS OF THE WORK AS IF FULLY AND COMPLETELY SET FORTH AND DESCRIBED IN THE
DRAWINGS AND SPECIFICATIONS. SITE CONDITIONS: ALL CONTRACTORS AND SUB-CONTRACTORS SHALL VERIFY DIMENSIONS
AND CONDITIONS AT THE SITE PRIOR TO COMMENCEMENT OF THEIR WORK. FAILURE TO DO SO SHALL NOT RELEASE THEM
FROM THE RESPONSIBILITY OF ESTIMATING THE WORK. IF ANY VARIATION, DISCREPANCY OR OMISSION (BETWEEN THE
INTENT OF THESE CONTRACT DOCUMENTS AND THE EXISTING CONDITIONS ARE FOUND, THE CONTRACTOR OR
SUBCONTRACTOR SHALL NOTIFY ROLM DESIGN STUDIO IN WRITING AND OBTAIN WRITTEN RESOLUTION FROM ROLM DESIGN
STUDIO PRIOR TO PROCEEDING WITH ANY RELATED WORK.
B. ALL EXTERIOR LIGHTS WILL BE SHEILDED AND DOWNWARD DIRECTED.
C. DRYER VENTING SHALL TERMINATE ON THE EXTERIOR OF THE BUILDING AND WILL HAVE A BACK DRAFT DAMPER (FLAPPER).
SCREENS SHALL NOT BE PERMITTED OR INSTALLED AT THE DRYER VENT TERMINATION. CLOTHES DRYER VENT PIPES SHALL
NOT PASS THROUGH OR EXTEND INTO TO DUCTING OR PLENUMS. DRYER DUCTING SHALL NOT BE FASTENED WITH SCREW
TYPE FASTENERS WHICH MAY IMPEDE THE AIR FLOW OR CATCH LINT, YET MUST BE FASTENED AND SEALED SUBSTANTIALLY
AIRTIGHT AT EACH JOINT. (AN APPROVED FASTENING SYSTEM IS ALUMINUM DUCT TAPE)
D. A MINIMUM OF A 4-INCH DIAMETER DUCT IS REQUIRED.
E. CLOTHES DRYER VENT DUCTS SHALL BE METAL AND SHALL HAVE A SMOOTH INTERIOR SURFACE. AN APPROVED FLEXIBLE
DUCT CONNECTOR OF NOT MORE THAN 6 FEET IN LENGTH MAY BE USED TO CONNECT THE DRYER TO THE DRYER VENT
PIPE. FLEXIBLE DUCT CONNECTORS SHALL NOT BE CONCEALED WITHIN THE CONSTRUCTION. (FLEX DUCT CONNECTORS
SHALL NOT PASS INTO OR THROUGH A CONCEALED SPACE. THIS INCLUDES CABINETS, WALLS AND ATTIC SPACES).
F. A DRYER VENT DUCT SHALL NOT EXCEED THE MAXIMUM LENGTH (HORIZONTAL AND/OR VERTICAL) OF 14 FEET INCLUDING TWO
(90-DEGREE) TURNS WITHOUT A MECHANICAL UPGRADE. TWO FEET OF LENGTH SHALL BE DEDUCTED FOR EACH ADDITIONAL
90-DEGREE TURN.
G. MOVABLE EQUIPMENT, FURNITURE, ETC, SHALL BE REMOVED BY OWNER PRIOR TO COMMENCEMENT OF DEMOLITION WORK.
H. CONTRACTOR SHALL MAINTAIN THE BUILDING IN A WEATHER TIGHT CONDITION.
I. CONTRACTOR SHALL TAKE NECESSARY PRECAUTIONS TO PREVENT DAMAGE TO CONSTRUCTION TO REMAIN OR OCCUPIED
AREAS WHERE VARIOUS SYSTEM CONNECTIONS OR EXTENSIONS ARE REQUIRED.
J. THE OWNER WILL RETAIN SALVAGE ITEMS AS DESIGNATED BY THE OWNER'S REPRESENTATIVE. THE CONTRACTOR SHALL BE
RESPONSIBLE FOR THE LEGAL REMOVAL OF CONSTRUCTION DEBRIS AND/OR ITEMS NOT RETAINED BY THE OWNER. THE
CONTRACTOR IS RESPONSIBLE FOR STORAGE AND PROTECTION OF SALVAGE ITEMS WHICH MAY BE REUSED.
K. REMOVE MISCELLANEOUS EQUIPMENT ATTACHED TO WALLS, FLOORS OR CEILING WHERE INDICATED.
L. REMOVE FLOORING AND BASE THROUGHOUT U.N.O.
M. WHERE REMOVAL OF FLOOR COVERINGS AND WALL BASE ARE REQUIRED, REMOVE ONLY MATERIAL NECESSARY TO
COMPLETE DEMOLITION. DEMOLITION INCLUDES OF ADHESIVES, GROUTING BEDS, ETC.; AND REQUIRES REMAINING REMOVAL
SURFACES TO BE PREPARED FOR NEW CONSTRUCTION.
N. CONTRACTOR SHALL PREVENT ACCESS OF UNAUTHORIZED PERSONS TO PARTLY DEMOLISHED STRUCTURES OR AREAS.
PROVIDE BARRICADES OR RIBBONED-OFF ZONES.
O. ALL ITEMS FOR RE-USE SHALL BE STORED BY CONTRACTOR ON SITE IN OWNER'S BUILDING AT SPECIFIED LOCATION. ITEMS TO
BE RE-USED ARE TO BE CLEANED, PATCHED, REFINISHED, PAINTED OR REPAIRED AS REQUIRED PRIOR TO INSTALLATION.
P. ITEMS NOT TO BE RETAINED BY OWNER SHALL BE DISPOSED OF BY THE CONTRACTOR AT THE CONTRACTOR'S EXPENSE. THE
STOCKPILING OF EXCESS MATERIAL ON-SITE WILL NOT BE ALLOWED.
Q. DISCONNECT AND REMOVE ELECTRICAL EQUIPMENT AND WIRING BACK TO SOURCE FOR ALL EQUIPMENT AND LIGHTING TO BE
DEMOLISHED.
R. ALL EXISTING ON-SITE UTILITIES SHALL REMAIN UNLESS DESIGNATED FOR REMOVAL OR SHOULD THEY INTERFERE WITH
PROJECT CONSTRUCTION. CONTRACTOR SHALL PROTECT ALL EXISTING UTILITIES TO REMAIN.
S. CONTRACTOR SHALL COORDINATE ALL DEMOLITION WORK WITH APPROPRIATE UTILITY COMPANIES PRIOR TO STARTING
WORK.
GENERAL NOTES FLOOR PLAN SYMBOLS LEGEND
SCALE: 1/4" = 1'-0"1 PROPOSED FLOOR PLAN
Revisions
No. Date
Revision
Description
10' - 0"
10' - 0"
10' - 0"
10' - 0"
10' - 0"
10' - 0"
11' - 0"
11' - 0"
10' - 0"
10' - 0"
11' - 0"
10' - 0"
Project Date
Checked by
Drawn by
Project Number
Rolm Design Studio
1622 W Campbell Ave. Sutie 108
Campbell, CA 95008
mehran@rolmdesignstudio.com
www.rolmdesignstudio.com
(925) 949-6052
RESERVES ITS' COMMON LAW
COPYRIGHT RIGHTS IN THESE PLANS.
THESE PLANS ARE NOT TO BE
REPRODUCED, CHANGED OR
COPIED,NOR ARE THEY TO BE
ASSIGNED TO A THIRD PARTY WITHOUT
THE WRITTEN PERMISSION CONSENT
OF DESIGNER.
Description
Scale
RDS
RDS
Mr n S o ltZ
1/20/2021 9:43:31 AM1/4" = 1'-0"
000000
00/00/2010
A2.21A Planning Application For:10290 Imperial Ave. Cupertino, CA 95014Kumari ResidencePROPOSED REFLECTED
CEILING PLAN
A. ALL WORK DESCRIBED IN THE DRAWINGS SHALL BE VERIFIED FOR DIMENSION, GRADE, EXTENT, AND COMPATIBILITY TO THE
EXISTING SITE. ANY DISCREPANCIES AND UNEXPECTED CONDITIONS THAT AFFECT OR CHANGE THE WORK DESCRIBED IN THE
CONTRACT DOCUMENTS SHALL BE BROUGHT TO THE ROLM DESIGN STUDIO’S ATTENTION IMMEDIATELY. DO NOT PROCEED
WITH THE WORK IN THE AREA OF DISCREPANCIES UNTIL ALL SUCH DISCREPANCIES ARE RESOLVED. IF THE CONTRACTOR
CHOOSES TO DO SO HE SHALL BE PRECEDING AT HIS OWN RISK. OMISSIONS FROM THE DRAWINGS AND SPECIFICATIONS OR
THE MISDESCRIPTION OF THE WORK WHICH IS MANIFESTLY NECESSARY TO CARRY OUT THE INTENT OF THE DRAWINGS AND
SPECIFICATIONS, OR WHICH IS CUSTOMARILY REFORMED, SHALL NOT RELIEVE THE CONTRACTOR FROM PERFORMING SUCH
OMITTED OR MIS-DESCRIBED DETAILS OF THE WORK AS IF FULLY AND COMPLETELY SET FORTH AND DESCRIBED IN THE
DRAWINGS AND SPECIFICATIONS. SITE CONDITIONS: ALL CONTRACTORS AND SUB-CONTRACTORS SHALL VERIFY DIMENSIONS
AND CONDITIONS AT THE SITE PRIOR TO COMMENCEMENT OF THEIR WORK. FAILURE TO DO SO SHALL NOT RELEASE THEM
FROM THE RESPONSIBILITY OF ESTIMATING THE WORK. IF ANY VARIATION, DISCREPANCY OR OMISSION (BETWEEN THE
INTENT OF THESE CONTRACT DOCUMENTS AND THE EXISTING CONDITIONS ARE FOUND, THE CONTRACTOR OR
SUBCONTRACTOR SHALL NOTIFY ROLM DESIGN STUDIO IN WRITING AND OBTAIN WRITTEN RESOLUTION FROM ROLM DESIGN
STUDIO PRIOR TO PROCEEDING WITH ANY RELATED WORK.
B. ALL EXTERIOR LIGHTS WILL BE SHEILDED AND DOWNWARD DIRECTED.
C. DRYER VENTING SHALL TERMINATE ON THE EXTERIOR OF THE BUILDING AND WILL HAVE A BACK DRAFT DAMPER (FLAPPER).
SCREENS SHALL NOT BE PERMITTED OR INSTALLED AT THE DRYER VENT TERMINATION. CLOTHES DRYER VENT PIPES SHALL
NOT PASS THROUGH OR EXTEND INTO TO DUCTING OR PLENUMS. DRYER DUCTING SHALL NOT BE FASTENED WITH SCREW
TYPE FASTENERS WHICH MAY IMPEDE THE AIR FLOW OR CATCH LINT, YET MUST BE FASTENED AND SEALED SUBSTANTIALLY
AIRTIGHT AT EACH JOINT. (AN APPROVED FASTENING SYSTEM IS ALUMINUM DUCT TAPE)
D. A MINIMUM OF A 4-INCH DIAMETER DUCT IS REQUIRED.
E. CLOTHES DRYER VENT DUCTS SHALL BE METAL AND SHALL HAVE A SMOOTH INTERIOR SURFACE. AN APPROVED FLEXIBLE
DUCT CONNECTOR OF NOT MORE THAN 6 FEET IN LENGTH MAY BE USED TO CONNECT THE DRYER TO THE DRYER VENT
PIPE. FLEXIBLE DUCT CONNECTORS SHALL NOT BE CONCEALED WITHIN THE CONSTRUCTION. (FLEX DUCT CONNECTORS
SHALL NOT PASS INTO OR THROUGH A CONCEALED SPACE. THIS INCLUDES CABINETS, WALLS AND ATTIC SPACES).
F. A DRYER VENT DUCT SHALL NOT EXCEED THE MAXIMUM LENGTH (HORIZONTAL AND/OR VERTICAL) OF 14 FEET INCLUDING TWO
(90-DEGREE) TURNS WITHOUT A MECHANICAL UPGRADE. TWO FEET OF LENGTH SHALL BE DEDUCTED FOR EACH ADDITIONAL
90-DEGREE TURN.
G. MOVABLE EQUIPMENT, FURNITURE, ETC, SHALL BE REMOVED BY OWNER PRIOR TO COMMENCEMENT OF DEMOLITION WORK.
H. CONTRACTOR SHALL MAINTAIN THE BUILDING IN A WEATHER TIGHT CONDITION.
I. CONTRACTOR SHALL TAKE NECESSARY PRECAUTIONS TO PREVENT DAMAGE TO CONSTRUCTION TO REMAIN OR OCCUPIED
AREAS WHERE VARIOUS SYSTEM CONNECTIONS OR EXTENSIONS ARE REQUIRED.
J. THE OWNER WILL RETAIN SALVAGE ITEMS AS DESIGNATED BY THE OWNER'S REPRESENTATIVE. THE CONTRACTOR SHALL BE
RESPONSIBLE FOR THE LEGAL REMOVAL OF CONSTRUCTION DEBRIS AND/OR ITEMS NOT RETAINED BY THE OWNER. THE
CONTRACTOR IS RESPONSIBLE FOR STORAGE AND PROTECTION OF SALVAGE ITEMS WHICH MAY BE REUSED.
K. REMOVE MISCELLANEOUS EQUIPMENT ATTACHED TO WALLS, FLOORS OR CEILING WHERE INDICATED.
L. REMOVE FLOORING AND BASE THROUGHOUT U.N.O.
M. WHERE REMOVAL OF FLOOR COVERINGS AND WALL BASE ARE REQUIRED, REMOVE ONLY MATERIAL NECESSARY TO
COMPLETE DEMOLITION. DEMOLITION INCLUDES OF ADHESIVES, GROUTING BEDS, ETC.; AND REQUIRES REMAINING REMOVAL
SURFACES TO BE PREPARED FOR NEW CONSTRUCTION.
N. CONTRACTOR SHALL PREVENT ACCESS OF UNAUTHORIZED PERSONS TO PARTLY DEMOLISHED STRUCTURES OR AREAS.
PROVIDE BARRICADES OR RIBBONED-OFF ZONES.
O. ALL ITEMS FOR RE-USE SHALL BE STORED BY CONTRACTOR ON SITE IN OWNER'S BUILDING AT SPECIFIED LOCATION. ITEMS TO
BE RE-USED ARE TO BE CLEANED, PATCHED, REFINISHED, PAINTED OR REPAIRED AS REQUIRED PRIOR TO INSTALLATION.
P. ITEMS NOT TO BE RETAINED BY OWNER SHALL BE DISPOSED OF BY THE CONTRACTOR AT THE CONTRACTOR'S EXPENSE. THE
STOCKPILING OF EXCESS MATERIAL ON-SITE WILL NOT BE ALLOWED.
Q. DISCONNECT AND REMOVE ELECTRICAL EQUIPMENT AND WIRING BACK TO SOURCE FOR ALL EQUIPMENT AND LIGHTING TO BE
DEMOLISHED.
R. ALL EXISTING ON-SITE UTILITIES SHALL REMAIN UNLESS DESIGNATED FOR REMOVAL OR SHOULD THEY INTERFERE WITH
PROJECT CONSTRUCTION. CONTRACTOR SHALL PROTECT ALL EXISTING UTILITIES TO REMAIN.
S. CONTRACTOR SHALL COORDINATE ALL DEMOLITION WORK WITH APPROPRIATE UTILITY COMPANIES PRIOR TO STARTING
WORK.
GENERAL NOTES
NEW SKYLIGHT, SEE WINDOWS SCHUDLE A7.01, AND EVELUATION REPORT ON SHEET A/8.031
KEYNOTES
NEW SUNTUNNELS, SEE WINDOWS SCHUDLE A7.01, AND EVELUATION REPORT ON SHEET A/8.042
SCALE: 1/4" = 1'-0"1 REFLECTED CEILING PLAN
Revisions
No. Date
Revision
Description
SKYLIGHT, SEE WINDOW SCHUDLE SHEET A7.01
SUNTUNNEL, SEE WINDOW SCHUDLE SHEET A7.01
12"X8" 26 GA G.I. ATTIC VENT OVER THE ROOF
A3.01
A3.02
A3.01
1
2
1
A3.0223" / 1'-0"3" / 1'-0"5" / 1'-0"5" / 1'-0"3" / 1'-0"3" / 1'-0"3" / 1'-0"3" / 1'-0"122
128
120
119
121
A1.03 2
Project Date
Checked by
Drawn by
Project Number
Rolm Design Studio
1622 W Campbell Ave. Sutie 108
Campbell, CA 95008
mehran@rolmdesignstudio.com
www.rolmdesignstudio.com
(925) 949-6052
RESERVES ITS' COMMON LAW
COPYRIGHT RIGHTS IN THESE PLANS.
THESE PLANS ARE NOT TO BE
REPRODUCED, CHANGED OR
COPIED,NOR ARE THEY TO BE
ASSIGNED TO A THIRD PARTY WITHOUT
THE WRITTEN PERMISSION CONSENT
OF DESIGNER.
Description
Scale
RDS
RDS
Mr n S o ltZ
1/20/2021 9:43:31 AM1/4" = 1'-0"
000000
00/00/2010
A2.40A Planning Application For:10290 Imperial Ave. Cupertino, CA 95014Kumari ResidenceROOF PLAN
A. ALL WORK DESCRIBED IN THE DRAWINGS SHALL BE VERIFIED FOR DIMENSION, GRADE, EXTENT, AND COMPATIBILITY TO THE
EXISTING SITE. ANY DISCREPANCIES AND UNEXPECTED CONDITIONS THAT AFFECT OR CHANGE THE WORK DESCRIBED IN THE
CONTRACT DOCUMENTS SHALL BE BROUGHT TO THE ROLM DESIGN STUDIO’S ATTENTION IMMEDIATELY. DO NOT PROCEED
WITH THE WORK IN THE AREA OF DISCREPANCIES UNTIL ALL SUCH DISCREPANCIES ARE RESOLVED. IF THE CONTRACTOR
CHOOSES TO DO SO HE SHALL BE PRECEDING AT HIS OWN RISK. OMISSIONS FROM THE DRAWINGS AND SPECIFICATIONS OR
THE MISDESCRIPTION OF THE WORK WHICH IS MANIFESTLY NECESSARY TO CARRY OUT THE INTENT OF THE DRAWINGS AND
SPECIFICATIONS, OR WHICH IS CUSTOMARILY REFORMED, SHALL NOT RELIEVE THE CONTRACTOR FROM PERFORMING SUCH
OMITTED OR MIS-DESCRIBED DETAILS OF THE WORK AS IF FULLY AND COMPLETELY SET FORTH AND DESCRIBED IN THE
DRAWINGS AND SPECIFICATIONS. SITE CONDITIONS: ALL CONTRACTORS AND SUB-CONTRACTORS SHALL VERIFY DIMENSIONS
AND CONDITIONS AT THE SITE PRIOR TO COMMENCEMENT OF THEIR WORK. FAILURE TO DO SO SHALL NOT RELEASE THEM
FROM THE RESPONSIBILITY OF ESTIMATING THE WORK. IF ANY VARIATION, DISCREPANCY OR OMISSION (BETWEEN THE
INTENT OF THESE CONTRACT DOCUMENTS AND THE EXISTING CONDITIONS ARE FOUND, THE CONTRACTOR OR
SUBCONTRACTOR SHALL NOTIFY ROLM DESIGN STUDIO IN WRITING AND OBTAIN WRITTEN RESOLUTION FROM ROLM DESIGN
STUDIO PRIOR TO PROCEEDING WITH ANY RELATED WORK.
B. ALL EXTERIOR LIGHTS WILL BE SHEILDED AND DOWNWARD DIRECTED.
C. EXCAVATION ACTIVITIES ASSOCIATED WITH THE PROPOSED SCOPE OF WORK SHALL OCCUR NO CLOSER THEN 10-FEET
FROM THE EXISTING STREET TREE, OR AS APPROVED BY THE URBAN FORESTRY DIVISION CONTACT 650-496-5953. ANY
CHANGES SHALL BE APPROVED BY THE SAME.
D. DRYER VENTING SHALL TERMINATE ON THE EXTERIOR OF THE BUILDING AND WILL HAVE A BACK DRAFT DAMPER (FLAPPER).
SCREENS SHALL NOT BE PERMITTED OR INSTALLED AT THE DRYER VENT TERMINATION. CLOTHES DRYER VENT PIPES SHALL
NOT PASS THROUGH OR EXTEND INTO TO DUCTING OR PLENUMS. DRYER DUCTING SHALL NOT BE FASTENED WITH SCREW
TYPE FASTENERS WHICH MAY IMPEDE THE AIR FLOW OR CATCH LINT, YET MUST BE FASTENED AND SEALED SUBSTANTIALLY
AIRTIGHT AT EACH JOINT. (AN APPROVED FASTENING SYSTEM IS ALUMINUM DUCT TAPE)
E. A MINIMUM OF A 4-INCH DIAMETER DUCT IS REQUIRED.
F. CLOTHES DRYER VENT DUCTS SHALL BE METAL AND SHALL HAVE A SMOOTH INTERIOR SURFACE. AN APPROVED FLEXIBLE
DUCT CONNECTOR OF NOT MORE THAN 6 FEET IN LENGTH MAY BE USED TO CONNECT THE DRYER TO THE DRYER VENT
PIPE. FLEXIBLE DUCT CONNECTORS SHALL NOT BE CONCEALED WITHIN THE CONSTRUCTION. (FLEX DUCT CONNECTORS
SHALL NOT PASS INTO OR THROUGH A CONCEALED SPACE. THIS INCLUDES CABINETS, WALLS AND ATTIC SPACES).
G. A DRYER VENT DUCT SHALL NOT EXCEED THE MAXIMUM LENGTH (HORIZONTAL AND/OR VERTICAL) OF 14 FEET INCLUDING
TWO (90-DEGREE) TURNS WITHOUT A MECHANICAL UPGRADE. TWO FEET OF LENGTH SHALL BE DEDUCTED FOR EACH
ADDITIONAL 90-DEGREE TURN.
H. MOVABLE EQUIPMENT, FURNITURE, ETC, SHALL BE REMOVED BY OWNER PRIOR TO COMMENCEMENT OF DEMOLITION WORK.
I. CONTRACTOR SHALL MAINTAIN THE BUILDING IN A WEATHER TIGHT CONDITION.
J. CONTRACTOR SHALL TAKE NECESSARY PRECAUTIONS TO PREVENT DAMAGE TO CONSTRUCTION TO REMAIN OR OCCUPIED
AREAS WHERE VARIOUS SYSTEM CONNECTIONS OR EXTENSIONS ARE REQUIRED.
K. THE OWNER WILL RETAIN SALVAGE ITEMS AS DESIGNATED BY THE OWNER'S REPRESENTATIVE. THE CONTRACTOR SHALL BE
RESPONSIBLE FOR THE LEGAL REMOVAL OF CONSTRUCTION DEBRIS AND/OR ITEMS NOT RETAINED BY THE OWNER. THE
CONTRACTOR IS RESPONSIBLE FOR STORAGE AND PROTECTION OF SALVAGE ITEMS WHICH MAY BE REUSED.
L. REMOVE MISCELLANEOUS EQUIPMENT ATTACHED TO WALLS, FLOORS OR CEILING WHERE INDICATED.
M. REMOVE FLOORING AND BASE THROUGHOUT U.N.O.
N. WHERE REMOVAL OF FLOOR COVERINGS AND WALL BASE ARE REQUIRED, REMOVE ONLY MATERIAL NECESSARY TO
COMPLETE DEMOLITION. DEMOLITION INCLUDES OF ADHESIVES, GROUTING BEDS, ETC.; AND REQUIRES REMAINING REMOVAL
SURFACES TO BE PREPARED FOR NEW CONSTRUCTION.
O. CONTRACTOR SHALL PREVENT ACCESS OF UNAUTHORIZED PERSONS TO PARTLY DEMOLISHED STRUCTURES OR AREAS.
PROVIDE BARRICADES OR RIBBONED-OFF ZONES.
P. ALL ITEMS FOR RE-USE SHALL BE STORED BY CONTRACTOR ON SITE IN OWNER'S BUILDING AT SPECIFIED LOCATION. ITEMS
TO BE RE-USED ARE TO BE CLEANED, PATCHED, REFINISHED, PAINTED OR REPAIRED AS REQUIRED PRIOR TO INSTALLATION.
Q. ITEMS NOT TO BE RETAINED BY OWNER SHALL BE DISPOSED OF BY THE CONTRACTOR AT THE CONTRACTOR'S EXPENSE. THE
STOCKPILING OF EXCESS MATERIAL ON-SITE WILL NOT BE ALLOWED.
R. DISCONNECT AND REMOVE ELECTRICAL EQUIPMENT AND WIRING BACK TO SOURCE FOR ALL EQUIPMENT AND LIGHTING TO
BE DEMOLISHED.
S. ALL EXISTING ON-SITE UTILITIES SHALL REMAIN UNLESS DESIGNATED FOR REMOVAL OR SHOULD THEY INTERFERE WITH
PROJECT CONSTRUCTION. CONTRACTOR SHALL PROTECT ALL EXISTING UTILITIES TO REMAIN.
T. CONTRACTOR SHALL COORDINATE ALL DEMOLITION WORK WITH APPROPRIATE UTILITY COMPANIES PRIOR TO STARTING
WORK.
U. APPROVAL OF THESE PLANS DOES NOT RELEASE THE OWNER AND/OR CONTRACTOR OF THE RESPONSIBILITY FOR THE
CORRECTIONS OF MISTAKES, ERRORS, OR OMISSIONS CONTAINED THEREIN. IF DURING THE COURSE OF CONSTRUCTING
IMPROVEMENTS, PUBLIC INTEREST REQUIRES A MODIFICATION OF/OR A DEPARTURE FROM THE CITY OF CUPERTINO
SPECIFICATION OR THESE IMPROVEMENT PLANS, THE CITY ENGINEER SHALL HAVE THE AUTHORITYTO REQUIRE SUCH
MODIFICATION OR DEPARTURE AND TO SPECIFY THE MANNER IN WHICH THE SAME IS TO BE COMPLETED, AT THE SOLE
EXPENSE OF THE OWNER AND/OR CONTRACTOR.
V. ALL PUBLIC IMPROVEMENTS MUST BE COMPLETED PRIOR TO OCCUPANCY.
W. CONTRACTOR IS RESPONSIBLE FOR DUST CONTROL AND ENSURING THE AREA ADJACENT TO THE WORK IS LEFT IN A CLEAN
CONDITION.
X. CONTRACTOR SHALL REVIEW CITY DETAIL 6-4 ON TREE PROTECTION PRIOR TO ACCOMPLISHING ANY WORK OR REMOVING
ANY TREES.
Y. UTILIZE BEST MANAGEMENT PRACTICES (BMP'S), AS REQUIRED BY THE STATE WATER RESOURCES CONTROL BOARD, FOR
ANY ACTIVITY, WHICH DISTURBS THE SOIL.
Z. ALL DOWNSPOUTS TO BE RELEASED TO THE GROUND SURFACE, DIRECTED AWAY FROM BUILDING FOUNDATIONS AND
DIRECTED TO LANDSCAPED AREAS.
AA. PRIOR TO BEGINNING ANY WORK WITHIN THE PUBLIC RIGHT OF WAY, THE CONTRACTOR WILL BE RESPONSIBLE FOR PULLING
AN ENCROACHMENT PERMIT FROM THE PUBLIC WORKS DEPARTMENT. THEREFORE, ADDITIONAL COST MAY BE ADDED TO ANY
UTILITY WORK IN THE PAVEMENT.”
BB. “IF THE PROJECT DAMAGES THE CITY’S SIDEWALK OR CURB AND GUTTER AS RESULT OF CONSTRUCTION ACTIVITIES, THE
PROPERTY OWNER WILL BE RESPONSIBLE TO REMOVE AND REPLACE ANY DAMAGES AS DIRECTED BY THE PUBLIC WORKS
INSPECTOR. AN ENCROACHMENT PERMIT WILL ALSO BE REQUIRED.”
GENERAL NOTES
ROOF PLAN SYMBOL LEGEND
SCALE: 1/4" = 1'-0"1 ROOF PLAN
Revisions
No. Date
Revision
Description
MAIN T.O. SUBFLOOR
100' -2"
TOP RIDGE
115' -7"
MAIN T.O. PLATE
110' -2"
T.O. FOUNDATION
97' -7"
GRADE
99' -0"
2.2
117
118
115 118
10610514.2
Asphalt shingles over 1/2"
CDX plywood and wood
trusses
R13 High density fiberglass
batt insulation in 2x4
exterior
wood framed wall cavities
typical throughout/ Stucco
finish / Color Fresco Cream
LRV 58 - Sherwin Williams
R15 High density fiberglass
batt insulation in 2x4
exterior
wood framed wall cavities
typical throughout/ Stucco
finish / Color Fresco Cream
LRV 58 - Sherwin Williams
Asphalt shingles over 1/2"
CDX plywood and wood
trusses
MAIN T.O. SUBFLOOR
100' -2"
TOP RIDGE
115' -7"
MAIN T.O. PLATE
110' -2"
T.O. FOUNDATION
97' -7"
GRADE
99' -0"
111110
112113
109
114
108
102101
R15 High density fiberglass
batt insulation in 2x4
exterior
wood framed wall cavities
typical throughout/ Stucco
finish / Color Fresco Cream
LRV 58 - Sherwin Williams
Asphalt shingles over 1/2"
CDX plywood and wood
trusses
Project Date
Checked by
Drawn by
Project Number
Rolm Design Studio
1622 W Campbell Ave. Sutie 108
Campbell, CA 95008
mehran@rolmdesignstudio.com
www.rolmdesignstudio.com
(925) 949-6052
RESERVES ITS' COMMON LAW
COPYRIGHT RIGHTS IN THESE PLANS.
THESE PLANS ARE NOT TO BE
REPRODUCED, CHANGED OR
COPIED,NOR ARE THEY TO BE
ASSIGNED TO A THIRD PARTY WITHOUT
THE WRITTEN PERMISSION CONSENT
OF DESIGNER.
Description
Scale
RDS
RDS
Mr n S o ltZ
1/20/2021 9:43:34 AM1/4" = 1'-0"
000000
00/00/2010
A3.01A Planning Application For:10290 Imperial Ave. Cupertino, CA 95014Kumari ResidenceNORTH AND SOUTH
ELEVATIONS
SCALE: 1/4" = 1'-0"1 NORTH ELEVATION
SCALE: 1/4" = 1'-0"2 SOUTH ELEVATION
Revisions
No. Date
Revision
Description
MAIN T.O. SUBFLOOR
100' -2"
TOP RIDGE
115' -7"
MAIN T.O. PLATE
110' -2"
T.O. FOUNDATION
97' -7"
GRADE
99' -0"5' - 4 1/2"10' - 0"1' - 2"16' - 7"107
1.1
2.1 7' - 0"116 25.00°10' - 0"25.00°11' - 2"5' - 0"5' - 0"6' - 0"R15 High density fiberglass
batt insulation in 2x4
exterior
wood framed wall cavities
typical throughout/ Stucco
finish / Color Fresco Cream
LRV 58 - Sherwin Williams
Asphalt shingles over 1/2"
CDX plywood and wood
trusses
Ledgestone veneer with stone cap
Alum. frame garage door with
forsted glass
8" Thick existing CMU wall
R @
T =
7"2
11"Conc. step
MAIN T.O. SUBFLOOR
100' -2"
TOP RIDGE
115' -7"
MAIN T.O. PLATE
110' -2"
T.O. FOUNDATION
97' -7"5' - 4 1/2"10' - 0"2' - 7"GRADE
99' -0"
104103
15.1 25.00°10' - 0"16' - 7"10' - 0"11' - 2"R15 High density fiberglass
batt insulation in 2x4
exterior
wood framed wall cavities
typical throughout/ Stucco
finish / Color Fresco Cream
LRV 58 - Sherwin Williams
Asphalt shingles over 1/2"
CDX plywood and wood
trusses
8" Thick existing CMU wall
R15 High density fiberglass
batt insulation in 2x4
exterior
wood framed wall cavities
typical throughout/ Stucco
finish / Color Fresco Cream
LRV 58 - Sherwin Williams
Project Date
Checked by
Drawn by
Project Number
Rolm Design Studio
1622 W Campbell Ave. Sutie 108
Campbell, CA 95008
mehran@rolmdesignstudio.com
www.rolmdesignstudio.com
(925) 949-6052
RESERVES ITS' COMMON LAW
COPYRIGHT RIGHTS IN THESE PLANS.
THESE PLANS ARE NOT TO BE
REPRODUCED, CHANGED OR
COPIED,NOR ARE THEY TO BE
ASSIGNED TO A THIRD PARTY WITHOUT
THE WRITTEN PERMISSION CONSENT
OF DESIGNER.
Description
Scale
RDS
RDS
Mr n S o ltZ
1/20/2021 9:43:36 AM1/4" = 1'-0"
000000
00/00/2010
A3.02A Planning Application For:10290 Imperial Ave. Cupertino, CA 95014Kumari ResidenceEAST AND WEST ELEVATIONS
SCALE: 1/4" = 1'-0"1 WEST ELEVATION
SCALE: 1/4" = 1'-0"2 EAST ELEVATION
Revisions
No. Date
Revision
Description
MAIN T.O. SUBFLOOR
100' -2"
TOP RIDGE
115' -7"
MAIN T.O. PLATE
110' -2"
T.O. FOUNDATION
97' -7"
GRADE
99' -0"10' - 0"11' - 0"Asphalt shingles over 1/2"
CDX plywood and wood
trusses
BATT INSULATION BY
CONTRACTOR TO
REQUIRED THICKNESS
AS TO ACHEIVE A
MINIMUM R-VALUE OF 30
R15 High density fiberglass
batt insulation in 2x4
exterior
wood framed wall cavities
typical throughout/ Stucco
finish / Color Fresco Cream
LRV 58 - Sherwin Williams
BATT INSULATION BY
CONTRACTOR TO
REQUIRED THICKNESS
AS TO ACHEIVE A
MINIMUM R-VALUE OF 30
Asphalt shingles over 1/2"
CDX plywood and wood
trusses
R15 High density fiberglass
batt insulation in 2x4
exterior
wood framed wall cavities
typical throughout/ Stucco
finish / Color Fresco Cream
LRV 58 - Sherwin Williams
8" Thick existing CMU wall
3/4" T&G Plywood
Sheathing over 2x10
FramingW/R19 insulation
Bedroom 2
11
Family room
15
Kitchen
16
115
104 103 15.1 15' - 5"4' - 1 1/2"MAIN T.O. SUBFLOOR
100' -2"
TOP RIDGE
115' -7"
MAIN T.O. PLATE
110' -2"
T.O. FOUNDATION
97' -7"
GRADE
99' -0"11' - 0"Family room
15
Hallway
6
Foyer
1
R15 High density fiberglass
batt insulation in 2x4
exterior
wood framed wall cavities
typical throughout/ Stucco
finish / Color Fresco Cream
LRV 58 - Sherwin Williams
Asphalt shingles over 1/2"
CDX plywood and wood
trusses
Asphalt shingles over 1/2"
CDX plywood and wood
trusses
BATT INSULATION BY
CONTRACTOR TO
REQUIRED THICKNESS
AS TO ACHEIVE A
MINIMUM R-VALUE OF 30
Asphalt shingles over 1/2"
CDX plywood and wood
trusses
3/4" T&G Plywood
Sheathing over 2x10
FramingW/R19 insulation
3/4" T&G Plywood
Sheathing over 2x10
FramingW/R19 insulation
15.1
106 105
115
4.16.12.3
1.1
116
11' - 0"14' - 2"15' - 5"10' - 0"10' - 0"2' - 4"Project Date
Checked by
Drawn by
Project Number
Rolm Design Studio
1622 W Campbell Ave. Sutie 108
Campbell, CA 95008
mehran@rolmdesignstudio.com
www.rolmdesignstudio.com
(925) 949-6052
RESERVES ITS' COMMON LAW
COPYRIGHT RIGHTS IN THESE PLANS.
THESE PLANS ARE NOT TO BE
REPRODUCED, CHANGED OR
COPIED,NOR ARE THEY TO BE
ASSIGNED TO A THIRD PARTY WITHOUT
THE WRITTEN PERMISSION CONSENT
OF DESIGNER.
Description
Scale
RDS
RDS
Mr n S o ltZ
1/20/2021 9:43:37 AM1/4" = 1'-0"
000000
00/00/2010
A4.01A Planning Application For:10290 Imperial Ave. Cupertino, CA 95014Kumari ResidenceBUILDING SECTIONS
SCALE: 1/4" = 1'-0"1 Section 1
SCALE: 1/4" = 1'-0"2 Section 2
Revisions
No. Date
Revision
Description
Project Date
Checked by
Drawn by
Project Number
Rolm Design Studio
1622 W Campbell Ave. Sutie 108
Campbell, CA 95008
mehran@rolmdesignstudio.com
www.rolmdesignstudio.com
(925) 949-6052
RESERVES ITS' COMMON LAW COPYRIGHT
RIGHTS IN THESE PLANS. THESE PLANS
ARE NOT TO BE REPRODUCED, CHANGED
OR COPIED,NOR ARE THEY TO BE
ASSIGNED TO A THIRD PARTY WITHOUT
THE WRITTEN PERMISSION CONSENT OF
DESIGNER.
Description
Scale
RDS
RDS
NOT FOR CONSTRUCTION NOT FOR CONSTRUCTION NOT FOR CONSTRUCTION NOT FOR CONSTRUCTION NOT FOR CONSTRUCTION NOT FOR CONSTRUCTION NOT FOR CONSTRUCTION NOT FOR 1/20/2021 9:43:38 AM000000
00/00/2010
A7.01A Planning Application For:10290 Imperial Ave. Cupertino, CA 95014Kumari ResidenceDOOR AND WINDOW
SCHEDULE
SD-01
ALUM ALUMINUM
PL PLASTIC LAMINATE
VL/GL VINYL AND TEMPERED GLASS
AL/GL ALUMINUM AND TEMPERED GLASS
SC/WD SOLID CORE WOOD
HC/WD HOLLOW CORE WOOD
GL TEMPERED GLASS
SC/WD SOLID CORE WITH WOOD VENEER
HM HOLLOW METAL
STL STEEL
HM/GL HOLLOW METAL AND TEMPERED GLASS
WD/GL WOOD AND TEMPERED GLASS
VL VINYL
MATERIAL KEY
TYPICAL INTERIOR DOOR:
DOOR FINISHES
MANUFACTURER:JELDWEN; FINISH: TEXTURED 4
PANELS; COLOR: WHITE
DOOR SCHEDULE
Mark Thickness Material WIDTH HEIGHT COMMENTS
1.1 1 3/4" SC / WD 6' - 0" 8' - 0"
2.1 - ALUM/GLASS 16' - 0" 8' - 0" FROSTED/TEMP GLASS
2.2 1 3/4" SC / WD 3' - 0" 6' - 8"
2.3 1 3/8" SC / WD 3' - 0" 8' - 0"
4.1 1 3/8" SC / WD 2' - 8" 8' - 0"
4.2 1 3/8" SC / WD 6' - 0" 8' - 0"
5.1 1 3/8" SC / WD 2' - 8" 8' - 0"
6.1 1 3/8" SC / WD 4' - 0" 8' - 0"
6.2 1 3/8" SC / WD 5' - 0" 6' - 8"
7.1 1 3/8" SC / WD 2' - 8" 8' - 0"
7.2 1 3/8" SC / WD 4' - 0" 8' - 0"
9.1 1 3/8" SC / WD 3' - 0" 9' - 0"
10.1 1 3/8" SC / WD 2' - 6" 8' - 0"
10.2 1 3/8" SC / WD 2' - 6" 8' - 0"
10.3 1 3/8" SC / WD 3' - 0" 9' - 0"
11.1 1 3/8" SC / WD 2' - 8" 8' - 0"
11.2 1 3/8" SC / WD 4' - 0" 8' - 0"
12.1 1 3/8" SC / WD 3' - 0" 9' - 0"
13.1 1 3/8" SC / WD 2' - 6" 9' - 0"
13.2 1 3/8" SC / WD 2' - 6" 9' - 0"
14.1 1 3/8" SC / WD 2' - 8" 8' - 0"
14.2 1 3/8" VL / Temp. glass /
BLACK
9' - 0" 8' - 0"
15.1 - VL / Temp. glass /
BLACK
16' - 0" 8' - 0"
18.1 1 3/8" SC / WD 2' - 2" 8' - 0"
Grand total: 24
WINDOWS SCHEDULE
Mark Height Width SILL HEIGHT HEAD HEIGHT U VALUE GLASS TYPE MATERIAL/COLOR Comments
101 6' - 0" 2' - 6" 2' - 0" 8' - 0" 0.30 CLEAR LOW E VL / BLACK
102 6' - 0" 2' - 6" 2' - 0" 8' - 0" 0.30 CLEAR LOW E VL / BLACK
103 6' - 0" 2' - 0" 2' - 0" 8' - 0" 0.30 CLEAR LOW E VL / BLACK
104 6' - 0" 2' - 0" 2' - 0" 8' - 0" 0.30 CLEAR LOW E VL / BLACK
105 6' - 0" 2' - 0" 2' - 0" 8' - 0" 0.30 CLEAR LOW E VL / BLACK
106 6' - 0" 2' - 0" 2' - 0" 8' - 0" 0.30 CLEAR LOW E VL / BLACK
107 6' - 0" 6' - 0" 2' - 0" 8' - 0" 0.30 CLEAR LOW E VL / BLACK
108 6' - 0" 5' - 0" 2' - 0" 8' - 0" 0.30 CLEAR LOW E VL / BLACK
109 6' - 0" 5' - 0" 2' - 0" 8' - 0" 0.30 CLEAR LOW E VL / BLACK
110 6' - 0" 2' - 6" 2' - 0" 8' - 0" 0.30 CLEAR LOW E VL / BLACK
111 6' - 0" 2' - 6" 2' - 0" 8' - 0" 0.30 CLEAR LOW E VL / BLACK
112 3' - 0" 5' - 0" 5' - 0" 8' - 0" 0.30 TEMP. / FROSTED VL / BLACK
113 3' - 0" 3' - 0" 5' - 0" 8' - 0" 0.30 TEMP. / FROSTED VL / BLACK
114 3' - 0" 5' - 0" 5' - 0" 8' - 0" 0.30 TEMP. / FROSTED VL / BLACK
115 4' - 6" 6' - 0" 3' - 6" 8' - 0" 0.30 CLEAR LOW E VL / BLACK
116 1' - 6" 6' - 0" 8' - 4" 9' - 10" 0.30 CLEAR LOW E VL / BLACK
117 5' - 0" 3' - 0" 3' - 0" 8' - 0" 0.30 CLEAR LOW E VL / BLACK
118 5' - 0" 3' - 0" 3' - 0" 8' - 0" 0.30 CLEAR LOW E VL / BLACK
119 2' - 0" 2' - 0"0.30 CLEAR LOW E / TEMP. ALUM / BLACK
120 2' - 0" 2' - 0"0.30 CLEAR LOW E / TEMP. ALUM / BLACK
121 2' - 0" 2' - 0"0.30 CLEAR LOW E / TEMP. ALUM / BLACK
122 4' - 0" 2' - 0"0.30 CLEAR LOW E / TEMP. ALUM / BLACK
128 4' - 0" 2' - 0"0.30 CLEAR LOW E / TEMP. ALUM / BLACK
Grand total: 23
Revisions
No. Date
Revision
Description
UPUP 99' - 0" 9 9 ' - 0 " 100' - 0" 99' - 0" 100' - 0" 99' - 0" Imperial Ave.PROPERTY LINE
134.52'
TO PROPOSED WALL
29' - 6"
TO ROOF OVERHANG
27' - 11 1/2"
TO GARAGE WALL
27' - 0"
FRONT SETBACK
20' - 0"
TO ROOF OVERHANG
25' - 6"
TO FRONT PORCH
20' - 0"PROPERTY LINE50.00'50.20'PROPERTY LINE135.00'
PROPERTY LINE
EXISTIGN 6' HT. CMU WALL
NEW 6' HT. WOOD FENCE
NEW CONC. DRIVEWAY
NEW CONC. WALKWAY
NEW LANDSCAPE
GRASS
NEW LANDSCAPE
GRASS
NEW LANDSCAPE GRASS
NEW LANDSCAPE / MULCH
CONC. PATIO
STONE WALK
STONE WALK
JP
CB
EXISTING WATER METER
CATCH BASIN
SANITARY MANHOLE
NEW EWER CLEAN OUT
EDGE OF PAVEMENT
EXISTING 30" TREE
TO BE PROTECTED DURING
CONSTRUCTION
W 10' - 0"10280 IMPERIAL
EXISTING BUILDING
10300 IMPERIAL
EXISTING BUILDING
10300 IMPERIAL
EXISTING GARAGE
NEW LANDSCAPE
GRASS
NEW LANDSCAPE / MULCH
STONE WALK
NEW LANDSCAPE / MULCH
MA
FT
FT
FT
FT
MA
PHPHPHPHPHPH
PHPHPHPH
AC
PHPHPHPHPH
PHPHPHPHPH
Project Date
Checked by
Drawn by
Project Number
Rolm Design Studio
1622 W Campbell Ave. Sutie 108
Campbell, CA 95008
mehran@rolmdesignstudio.com
www.rolmdesignstudio.com
(925) 949-6052
RESERVES ITS' COMMON LAW
COPYRIGHT RIGHTS IN THESE PLANS.
THESE PLANS ARE NOT TO BE
REPRODUCED, CHANGED OR
COPIED,NOR ARE THEY TO BE
ASSIGNED TO A THIRD PARTY WITHOUT
THE WRITTEN PERMISSION CONSENT
OF DESIGNER.
Description
Scale
RDS
RDS
Mr n S o ltZ
1/20/2021 9:43:49 AM1" = 10'-0"
000000
00/00/2010
L1.01A Planning Application For:10290 Imperial Ave. Cupertino, CA 95014Kumari ResidenceLANDSCAPE
Revisions
No. Date
Revision
Description
Planting Schedule
SYMBOL TYPE BOTNICAL NAME COMMON NAME Model Count
AC TREE MULTI TRUNK ACAICA EXISTING TREE 1
TREE: 1
MULTI TRUNK ACAICA: 1
TREE: 1
FT TREE FRUIT TREE PER OWNER FRUIT TREE 24" BOX 1
FT TREE FRUIT TREE PER OWNER FRUIT TREE 24" BOX 1
FT TREE FRUIT TREE PER OWNER FRUIT TREE 24" BOX 1
FT TREE FRUIT TREE PER OWNER FRUIT TREE 24" BOX 1
24" BOX: 4
FRUIT TREE PER OWNER: 4
TREE: 4
MA TREE MAGNOLIA SOULANGIANA STD SAUCER MAGNOLIA 24" BOX 1
MA TREE MAGNOLIA SOULANGIANA STD SAUCER MAGNOLIA 24" BOX 1
24" BOX: 2
MAGNOLIA SOULANGIANA STD: 2
TREE: 2
PH SHRUB PHYORMIUM TOM THUMB JOHNSON ALE 1 GAL 1
PH SHRUB PHYORMIUM TOM THUMB JOHNSON ALE 1 GAL 1
PH SHRUB PHYORMIUM TOM THUMB JOHNSON ALE 1 GAL 1
PH SHRUB PHYORMIUM TOM THUMB JOHNSON ALE 1 GAL 1
PH SHRUB PHYORMIUM TOM THUMB JOHNSON ALE 1 GAL 1
PH SHRUB PHYORMIUM TOM THUMB JOHNSON ALE 1 GAL 1
PH SHRUB PHYORMIUM TOM THUMB JOHNSON ALE 1 GAL 1
PH SHRUB PHYORMIUM TOM THUMB JOHNSON ALE 1 GAL 1
PH SHRUB PHYORMIUM TOM THUMB JOHNSON ALE 1 GAL 1
PH SHRUB PHYORMIUM TOM THUMB JOHNSON ALE 1 GAL 1
PH SHRUB PHYORMIUM TOM THUMB JOHNSON ALE 1 GAL 1
PH SHRUB PHYORMIUM TOM THUMB JOHNSON ALE 1 GAL 1
PH SHRUB PHYORMIUM TOM THUMB JOHNSON ALE 1 GAL 1
PH SHRUB PHYORMIUM TOM THUMB JOHNSON ALE 1 GAL 1
PH SHRUB PHYORMIUM TOM THUMB JOHNSON ALE 1 GAL 1
PH SHRUB PHYORMIUM TOM THUMB JOHNSON ALE 1 GAL 1
PH SHRUB PHYORMIUM TOM THUMB JOHNSON ALE 1 GAL 1
PH SHRUB PHYORMIUM TOM THUMB JOHNSON ALE 1 GAL 1
PH SHRUB PHYORMIUM TOM THUMB JOHNSON ALE 1 GAL 1
PH SHRUB PHYORMIUM TOM THUMB JOHNSON ALE 1 GAL 1
1 GAL: 20
PHYORMIUM TOM THUMB: 20
SHRUB: 20
Grand total: 27
A. CONTRACTOR SHALL BE RESPONSIBLE FOR MAKING FAMILIAR WITH ALL EASEMENTS, UNDERGROUND UTILITIES, PIPER, AND
STRUCTURES; CONTRACTORS SHALL TAKE SOLE RESPONSIBILITY FOR ANY COST INCURRED DUE TO DAMAGE OF SAID
UTILITIES. CONTRACTOR SHALL BE RESPONSIBLE FOR MAKING FAMILIAR WITH ALL EASEMENTS, UNDERGROUND UTILITIES,
PIPER, AND STRUCTURES; CONTRACTORS SHALL TAKE SOLE RESPONSIBILITY FOR ANY COST INCURRED DUE TO DAMAGE OF
SAID UTILITIES.
B. DO NOT WILLFULLY PROCEED WITH CONSTRUCTIONS AS DESIGNED WHEN IT OS OBVIOUS THAT UNKNOWN OBSTRUCTIONS,
AREA DISCREPANCIES AND / OR GRADE DIFFERENCES EXIST THT MAY NOT HAVE BEEN KNOWN DURING DESIGN. SUCH
CONDITIONS SHALL BE IMMEDIATELY BROUGHT TO THE ATTENTION OF THE OWNER. THE CONTRACTOR SHALL ASSUME FULL
RESPONSIBILITY FOR ALL NECESSARY REVISIONS DUE TO FAILER TO GIVE SUCH NOTIFICATION.
C. LANDSCAPE AREA SHALL DRAIN AWAY FROM ALL BUILDINGS AND FACILITIES AT 25 MIN. SLOPE FOR 5’-0”.
D. ALL PLANT MATERIAL SHALL BE OF NURSERY QUALITY AND BE GUARANTEED FOR TREE MONTH.
E. ALL PLANT MATERIAL SHALL BE APPROVED FOR QUALITY BY THE OWNER PRIOR INSTALLATION.
F. FINAL LOCATION OF ALL PLANTS MATERIAL SHALL BE SUBJECT TO THE APPROVAL OF THE OWNER.
G. SOIL PREPARATION:
• ROTOTILL THE FOLLOWING AMENDMENTS 6”INTO THE SOIL AT RATES INDICATED PER 1,000 SQUARE FEET FOR
PLANTING AREA AND SOD AREAS.
• 6 CUBIC YARDS NITROGEN STABILIZED SAWDUST OR EQUAL.
• 125 LBS. GRO-POWER PLUS OR EQUAL PRE PLANT FERTILIZER.
H. PLANT PITS SHALL BE 2X THE ROOT BALL SIZE WITH 70% NATIVE SOIL AND 30% AMENDMENTS WITH PLANT TABLETS OR OTHER
PRE PLANT FERTILIZER.
I. ALL PLATS SHALL HAVE 2”WATERING BERM AROUND THEM WITH ROOTBALLS PLANTED HIGH.
J. ALL PLUMBING CODES SHALL BE FOLLOWED.
K. ALL PLANTING AREA SHALL BE WATERED WITH AN AUTOMATIC IRRIGATION SYSTEM.
L. THE CONTRACTOR SHALL USE DRIP SYSTEM IN THE GROUND COVER / SHRUB AREA.
M. SPRINKLER SHALL HAVE HEAD TO HEAD COVERAGE.
N. LATERAL LINS SHALL BE 12”DEEP, MAIN LINES SHALL BE 18”DEEP, ALL SCH. 40 PIPE.
O. ALL VALVES SHALL BE IN-LINE, BELOW GRADE IN VALVE BOXES OR EQUAL.
P. BACKFLOW DEVICE SHALL BE A REDUCE PRESSURE BACKFLOW DEVICE OR EQUAL CONNECT TO MAINLINE BEFORE HOUSE AND
LOCATE OUT OF VIEW AROUND SIDE OF HOUSE.
Q. CONTROLLER SHALL BE DUAL PROGRAMMABLE, LOCATE PER OWNER.
R. USE FEBCO, RAINBIRD, TORO, PEPCO OR EQUAL IRRIGATION EQUIPMENT.
S. TREES ARE TO BE STAKED WITH MIN. 2”X 2”REQUIRED HEIGHT STAKE AND TIED TO INSURE VERTICAL GROWTH.
T. ALL APPLICABLE CODES TO BE FOLLOWED. ALL WORK REQUIRING PERMITS SHALL HAVE PERMITS BEFORE WORK IS TO BEGIN.
U. ALL PLANTING AREAS TO BE COVERED WITH 2 THIVK LAYER OF MULCH.
V. ALL TREE ROOTS GREATER THAN 1-1/2”IN DIA. DAMAGED DURING CONSTRUCTION SHALL BE CUT CLEAN AND SEALED.
W. CONTRACTOR TO VERIFY QUANTITIES, QUANTITIES SHOWN ARE FOR REFERENCES ONLY.
LANDSCAPE NOTES:
SCALE: 1" = 10'-0"1 LANDSCAPE PLAN